1315 Cronk Ave · Saginaw, MI 48602

$49,900

2 bd · 1.0 ba · 737 sqft · SingleFamily public records · 120 Days on market

Built 1922 3,920 sqft lot Est $66k · 25% 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

Charming Two-Bedroom, One-Bath Home on Saginaw’s West Side. This move-in ready home features two bedrooms, one full bathroom, a basement, and a two-car garage, perfectly situated on the west side of Saginaw. Currently used as a rental property, it is generating $825 per month. Don’t miss the chance to make this well-maintained property yours. Call today for your private showing

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 818 square feet above grade
• Exterior features: Lot dimensions approximately 40 x 100; Lot about 0.09 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full basement; Total of 5 rooms

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$66,330) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 8.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $24k; list at $50k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.78% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.89%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $66,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Cronk Ave	0.22mi	2/1.0	714 (-3%)	4mo	$54,500	$76	81
2529 N BOND St	0.32mi	2/1.0	763 (+4%)	6mo	$65,000	$85	74
1807 Union Ave	0.39mi	2/1.0	728 (-1%)	10mo	$24,500	$34	71
1815 W Genesee	0.35mi	2/1.0	818 (+11%)	1mo	$74,000	$90	64
2105 Mershon St	0.29mi	2/1.0	822 (+12%)	5mo	$120,000	$146	63
2200 State St	0.52mi	3/1.0 (+1)	756 (+3%)	10mo	$57,500	$76	58
1629 Mershon St	0.53mi	2/1.0	672 (-9%)	3mo	$57,000	$85	58
1906 N Charles St	0.50mi	3/1.0 (+1)	684 (-7%)	10mo	$65,000	$95	51
1912 Mershon St	0.34mi	2/1.0	837 (+14%)	14mo	$78,400	$94	50
1629 N Oakley St	0.46mi	2/1.0	640 (-13%)	12mo	$65,000	$102	46
1701 Mershon St	0.51mi	3/1.0 (+1)	839 (+14%)	14mo	$73,000	$87	37
2524 N Carolina St	0.66mi	3/1.0 (+1)	845 (+15%)	7mo	$78,000	$92	34

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: 25.6%
• Equity multiple: 2.07×
• Total profit: $14,981
• Equity at exit: $7,440

10-year hold

• IRR: 33.9%
• Equity multiple: 4.25×
• Total profit: $45,363
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $348

Break-even live

Break-even rent $448

Max offer price $49,900

Occupancy floor 56%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $49,900 Active 120 DOM
2. 2026-06-08
   days on market $49,900 Active 119 DOM
3. 2026-06-07
   days on market $49,900 Active 118 DOM
4. 2026-06-05
   days on market $49,900 Active 115 DOM
5. 2026-06-03
   days on market $49,900 Active 114 DOM
6. 2026-06-02
   days on market $49,900 Active 113 DOM
7. 2026-06-01
   days on market $49,900 Active 112 DOM
8. 2026-05-31
   days on market $49,900 Active 111 DOM
9. 2026-05-30
   days on market $49,900 Active 110 DOM
10. 2026-02-09
    listed $49,900 Active

    Show marketing remark (392 chars)

    Charming Two-Bedroom, One-Bath Home on Saginaw’s West Side. This move-in ready home features two bedrooms, one full bathroom, a basement, and a two-car garage, perfectly situated on the west side of Saginaw. Currently used as a rental property, it is generating $825 per month. Don’t miss the chance to make this well-maintained property yours. Call today for your private showing

11. 2026-02-09
    listed $49,900 Active 392-char remark

    Show marketing remark (392 chars)

    Charming Two-Bedroom, One-Bath Home on Saginaw’s West Side. This move-in ready home features two bedrooms, one full bathroom, a basement, and a two-car garage, perfectly situated on the west side of Saginaw. Currently used as a rental property, it is generating $825 per month. Don’t miss the chance to make this well-maintained property yours. Call today for your private showing

12. 2025-04-04
    soldstatus $24,000 Closed 878-char remark

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

13. 2025-04-04
    soldstatus $24,000 Closed

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

14. 2025-04-01
    status Pending 878-char remark

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

15. 2025-04-01
    status Pending

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

16. 2025-03-30
    listed $30,000 Active 878-char remark

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

17. 2025-03-30
    listed $30,000 Active

    Show marketing remark (878 chars)

    Charming Bungalow Perfect for a first time home buyer or Investor's Dream! Welcome to this delightful bungalow that boasts new hardwood floors throughout the entire house, offering both charm and modern appeal! This property is a blank canvas, perfect for savvy investors or those looking to put their personal stamp on a home. Spacious Living Area, New Hardwood Floors, Kitchen Needs Finishing Touches and awaiting your creative vision to bring them to life. Customize with your choice of countertops, backsplash, and appliances to create the kitchen of your dreams, Two Updated Comfortable Bedrooms, Updated Bathroom. m Don't miss out on this incredible opportunity to turn this charming bungalow into a beautiful home or a lucrative investment property! Invest in your future with this appealing bungalow-your vision is waiting to come to life! Schedule your showing today.

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $856 · $71/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: $10,660
• − Mortgage interest: −$2,795
• − Property taxes: −$856
• − Insurance: −$250
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,452
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,311/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

+66.3% since first listed

8 events — show timeline

• 2026-02-09 Listed $49,900 REALCOMP
• 2026-02-09 Listed $49,900 MiRealSource-MiMLS
• 2025-04-04 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2025-04-04 Sold (MLS) $24,000 REALCOMP
• 2025-04-01 Pending — REALCOMP
• 2025-04-01 Pending — MiRealSource-MiMLS
• 2025-03-30 Listed $30,000 REALCOMP
• 2025-03-30 Listed $30,000 MiRealSource-MiMLS

Property tax history

-0.6%/yr

Latest (2025): $856 · -16.3% YoY. Source: county tax records.