711 S Bond St · Saginaw, MI 48602

$87,900

5 bd · 2.0 ba · 2,076 sqft · SingleFamily public records · 53 Days on market

Built 1889 7,440 sqft lot Est $114k · 23% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

Key facts

• 2 unit property
• Renovated unit
• 7,440 sq ft lot

Tags

• 2 UNIT PROPERTY
• RENOVATED UNIT
• CASH FLOWING PROPERTY

Property features AI

Finance

• Other: Located in subdivision: 13 JEROME
• Financial info: Annual property tax listed

Exterior

• Utilities: Public water; Public sewer / sewer available
• Home design: Multi-family residential property; Two levels
• Construction: Above-grade finished area about 2,075 square feet
• Exterior features: Lot approximately 62 x 120

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Separate meters for heating; No central cooling
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.2% in Saginaw — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#521 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Saginaw School District (urban): math 20% / reading 29% proficiency, ranked #444 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 250 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $114,180
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Mackinaw St	0.24mi	4/1.5 (-1)	2,134 (+3%)	12mo	$155,000	$73	67
1209 S Fayette St	0.41mi	4/1.0 (-1)	2,058 (-1%)	9mo	$35,000	$17	63
202 Braley St	0.22mi	5/2.0	2,275 (+10%)	14mo	$88,821	$39	62
1530 Ottawa Blvd	0.46mi	4/2.5 (-1)	2,136 (+3%)	11mo	$137,000	$64	57
1323 S Michigan Ave	0.50mi	4/2.0 (-1)	2,125 (+2%)	17mo	$25,000	$12	54
124 N Woodbridge St	0.50mi	6/2.0 (+1)	2,144 (+3%)	19mo	$122,000	$57	50
1715 S Michigan Ave	0.68mi	4/1.5 (-1)	2,146 (+3%)	16mo	$118,000	$55	42
412 N Oakley St	0.65mi	4/1.0 (-1)	1,905 (-8%)	7mo	$36,000	$19	42
210 N Bond St	0.53mi	5/2.0	1,864 (-10%)	21mo	$69,900	$38	41
1827 Gratiot Ave	0.69mi	4/2.0 (-1)	2,000 (-4%)	19mo	$265,000	$133	40
516 N Granger St	0.73mi	4/2.0 (-1)	1,862 (-10%)	7mo	$150,000	$81	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $13,889
• Equity at exit: $13,106

10-year hold

• IRR: 23.5%
• Equity multiple: 3.12×
• Total profit: $52,300
• Equity at exit: $7,600

Cash invested: $24,612 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48602

• Home prices YoY: -19.7%
• Rents YoY: 4.0%
• Active inventory: 250
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $420

Break-even live

Break-even rent $809

Max offer price $87,900

Occupancy floor 64%

Sensitivity live

Price	-10% $470	-5% $445	+0% $420	+5% $395	+10% $370
Rent	-10% $314	-5% $367	+0% $420	+5% $473	+10% $526
Rate	-1.0pp $464	-0.5pp $442	base $420	+0.5pp $397	+1.0pp $374

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $87,900 Active 53 DOM
2. 2026-06-18
   days on market $87,900 Active 52 DOM
3. 2026-06-17
   days on market $87,900 Active 51 DOM
4. 2026-06-16
   days on market $87,900 Active 50 DOM
5. 2026-06-15
   days on market $87,900 Active 49 DOM
6. 2026-06-14
   days on market $87,900 Active 47 DOM
7. 2026-06-12
   days on market $87,900 Active 46 DOM
8. 2026-06-09
   days on market $87,900 Active 43 DOM
9. 2026-06-08
   days on market $87,900 Active 42 DOM
10. 2026-06-07
    days on market $87,900 Active 41 DOM
11. 2026-06-05
    days on market $87,900 Active 38 DOM
12. 2026-06-03
    days on market $87,900 Active 37 DOM
13. 2026-06-02
    days on market $87,900 Active 36 DOM
14. 2026-06-01
    days on market $87,900 Active 35 DOM
15. 2026-05-31
    days on market $87,900 Active 34 DOM
16. 2026-05-30
    days on market $87,900 Active 33 DOM
17. 2026-04-27
    listed $89,900 Active
18. 2025-02-22
    historical $795
19. 2024-12-27
    listed $795
20. 2020-09-03
    soldstatus $500,000
21. 2016-09-27
    soldstatus $36,999
22. 2016-09-16
    soldstatus $12,333 Sold 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

23. 2016-09-16
    soldstatus $12,333 Closed 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

24. 2016-06-24
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

25. 2016-05-23
    status Active 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

26. 2016-05-11
    historical 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

27. 2016-04-29
    historical Contingent - Continue To Show 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

28. 2016-04-28
    historical Keep Showing-Contgcy Appl 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

29. 2016-04-22
    listed $19,900 Active 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

30. 2016-03-25
    listed $19,900 Active 156-char remark

    Show marketing remark (156 chars)

    Great investment property. Two units each pay own consumers & owner pays water. Unit 1 $550 & unit 2 $450. Call today for your personal showing!

31. 2012-06-04
    soldstatus $5,000
32. 2012-06-04
    soldstatus $5,000
33. 2012-05-29
    historical
34. 2012-04-04
    listed $6,900
35. 2012-04-04
    listed $6,900
36. 2009-06-30
    historical
37. 2008-01-14
    historical
38. 2008-01-11
    listed $72,000
39. 2007-07-30
    listed $74,900
40. 2007-07-20
    historical
41. 2007-04-17
    listed $79,000
42. 2007-04-15
    historical
43. 2007-01-03
    listed $79,000
44. 2006-12-31
    historical
45. 2006-10-03
    listed $79,000
46. 2004-02-04
    soldstatus $65,000
47. 2003-11-03
    historical
48. 2003-10-31
    soldstatus $65,000
49. 2003-08-18
    listed $69,900
50. 2002-07-10
    soldstatus $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,089
• − Mortgage interest: −$4,924
• − Property taxes: −$1,698
• − Insurance: −$440
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,557
• Taxable income: $3,897
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $4,106/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Saginaw School District
• NCES district ID: 2630390
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $28,940
• Composite: 19.6/100
• National rank: #8755
• State rank: #444 of 540 in MI

Livability — Saginaw

• Score: 63/100
• State rank: #521
• US rank: #15424

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saginaw, MI
• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,127
• Household income: $46,984
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1416.0

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 17% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.15%
• Current HPI: 159.8807
• Rent YoY: ▲ 3.98%
• Metro: Saginaw, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+50.1% since first listed

36 events — show timeline

• 2026-04-27 Listed $89,900 REALCOMP
• 2025-02-22 Rental Removed $795 BUILDIUM
• 2024-12-27 Listed for Rent $795 BUILDIUM
• 2020-09-03 Sold (Public Records) $500,000 Public Records
• 2016-09-27 Sold (Public Records) $36,999 Public Records
• 2016-09-16 Sold (MLS) $12,333 MiRealSource-MiMLS
• 2016-09-16 Sold (MLS) $12,333 REALCOMP
• 2016-06-24 Pending — MiRealSource-MiMLS
• 2016-05-23 Relisted — MiRealSource-MiMLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-04-29 Contingent — REALCOMP
• 2016-04-28 Contingent — MiRealSource-MiMLS
• 2016-04-22 Listed $19,900 REALCOMP
• 2016-03-25 Listed $19,900 MiRealSource-MiMLS
• 2012-06-04 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2012-06-04 Sold (MLS) $5,000 REALCOMP
• 2012-05-29 Listing Removed — MiRealSource-MiMLS
• 2012-04-04 Listed $6,900 MiRealSource-MiMLS
• 2012-04-04 Listed $6,900 REALCOMP
• 2009-06-30 Listing Removed — MiRealSource-MiMLS
• 2008-01-14 Listing Removed — MiRealSource-MiMLS
• 2008-01-11 Listed $72,000 MiRealSource-MiMLS
• 2007-07-30 Listed $74,900 MiRealSource-MiMLS
• 2007-07-20 Listing Removed — MiRealSource-MiMLS
• 2007-04-17 Listed $79,000 MiRealSource-MiMLS
• 2007-04-15 Listing Removed — MiRealSource-MiMLS
• 2007-01-03 Listed $79,000 MiRealSource-MiMLS
• 2006-12-31 Listing Removed — MiRealSource-MiMLS
• 2006-10-03 Listed $79,000 MiRealSource-MiMLS
• 2004-02-04 Sold (Public Records) $65,000 Public Records
• 2003-11-03 Listing Removed — MiRealSource-MiMLS
• 2003-10-31 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2003-08-18 Listed $69,900 MiRealSource-MiMLS
• 2002-07-10 Sold (Public Records) $54,900 Public Records
• 2002-06-07 Sold (MLS) $54,900 MiRealSource-MiMLS
• 2002-04-13 Listed $59,900 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $1,698 · -16.3% YoY. Source: county tax records.