1652 Stanley St · Saginaw, MI 48602

$69,000

2 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 385 Days on market

Built 1952 6,534 sqft lot Est $72k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +9.6/15.0
• 1% rule +7.9/10.0
• 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

Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This property has undergone many recent upgrades, including a remodeled bathroom. Section 8 pays directly to the owner. The rent is $915, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

Key facts

• Remodeled bathroom
• 6,534 sq ft lot
• Garage

Tags

• REMODELED BATHROOM

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built above-grade finished area ~831 square feet
• Exterior features: Paved road access; Lot dimensions approximately 50 x 128 (0.15 acre)

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 18 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.29% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $72,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 Gilbert St	0.22mi	2/1.0	1,112 (-2%)	1mo	$67,000	$60	86
2116 W Michigan Ave	0.53mi	3/1.0 (+1)	1,159 (+2%)	4mo	$125,000	$108	63
2233 S Niagara St	0.29mi	3/1.0 (+1)	972 (-14%)	1mo	$44,000	$45	57
1013 Maple St	0.48mi	3/1.0 (+1)	1,034 (-9%)	2mo	$66,000	$64	56
1830 Jordan St	0.50mi	3/2.0 (+1)	1,095 (-3%)	7mo	$80,000	$73	56
1827 Gilbert St	0.24mi	3/1.5 (+1)	1,008 (-11%)	9mo	$20,000	$20	56
1902 Zauel St	0.42mi	3/1.0 (+1)	1,241 (+10%)	6mo	$50,000	$40	54
123 Vermont St	0.63mi	2/1.0	1,010 (-11%)	5mo	$78,000	$77	48
1843 Kendrick St	0.43mi	3/1.0 (+1)	1,296 (+15%)	4mo	$47,000	$36	47
1622 Maine St	0.63mi	3/1.0 (+1)	1,007 (-11%)	6mo	$99,000	$98	42
1514 Marquette St	0.75mi	2/1.5	986 (-13%)	2mo	$50,000	$51	40
819 Grove St	0.60mi	3/1.0 (+1)	1,298 (+15%)	3mo	$85,000	$65	40

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $2,639
• Equity at exit: $10,288

10-year hold

• IRR: 14.0%
• Equity multiple: 2.18×
• Total profit: $22,745
• Equity at exit: $5,966

Cash invested: $19,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $203

Break-even live

Break-even rent $635

Max offer price $69,000

Occupancy floor 72%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	44d	1	0.26mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	44d	1	0.30mi

Listing history 50 events

1. 2026-06-19
   days on market $69,000 Active 385 DOM
2. 2026-06-18
   days on market $69,000 Active 384 DOM
3. 2026-06-17
   days on market $69,000 Active 383 DOM
4. 2026-06-16
   days on market $69,000 Active 382 DOM
5. 2026-06-15
   days on market $69,000 Active 381 DOM
6. 2026-06-14
   days on market $69,000 Active 379 DOM
7. 2026-06-12
   days on market $69,000 Active 378 DOM
8. 2026-06-09
   days on market $69,000 Active 375 DOM
9. 2026-06-08
   days on market $69,000 Active 374 DOM
10. 2026-06-07
    days on market $69,000 Active 373 DOM
11. 2026-06-05
    days on market $69,000 Active 370 DOM
12. 2026-06-03
    days on market $69,000 Active 369 DOM
13. 2026-06-02
    days on market $69,000 Active 368 DOM
14. 2026-06-01
    days on market $69,000 Active 367 DOM
15. 2026-05-31
    days on market $69,000 Active 366 DOM
16. 2026-05-30
    days on market $69,000 Active 365 DOM
17. 2025-05-30
    listed $69,000 Active

    Show marketing remark (319 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This property has undergone many recent upgrades, including a remodeled bathroom. Section 8 pays directly to the owner. The rent is $915, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

18. 2025-05-30
    listed $69,000 Active 319-char remark

    Show marketing remark (319 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This property has undergone many recent upgrades, including a remodeled bathroom. Section 8 pays directly to the owner. The rent is $915, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

19. 2021-07-23
    soldstatus $100,000
20. 2020-06-08
    soldstatus $12,500 Sold 99-char remark

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

21. 2020-06-08
    soldstatus $12,500 Closed

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

22. 2020-04-28
    status Pending 99-char remark

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

23. 2020-04-28
    status Pending

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

24. 2019-12-11
    historical

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

25. 2019-12-11
    listed $25,999 Active 99-char remark

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

26. 2019-12-11
    listed $25,999 Active

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

27. 2019-12-11
    historical

    Show marketing remark (99 chars)

    Great investment property. Home features 2 bedrooms and 1 bathroom. Currently rents for $500/month.

28. 2019-06-10
    listed $25,999 Active
29. 2019-06-10
    listed $25,999 Active
30. 2019-02-18
    historical
31. 2019-02-18
    historical
32. 2018-09-18
    listed $24,375
33. 2018-09-18
    listed $24,375 Active
34. 2018-05-03
    soldstatus $150,500
35. 2018-04-18
    soldstatus $18,812
36. 2018-04-18
    soldstatus $18,812 Closed
37. 2018-02-12
    listed $26,900
38. 2018-02-12
    listed $26,900
39. 2018-02-12
    historical
40. 2018-02-12
    price $26,900
41. 2011-12-16
    historical
42. 2008-07-30
    soldstatus $7,500
43. 2008-07-30
    soldstatus $7,500
44. 2008-05-13
    listed $9,900
45. 2008-05-13
    listed $9,900
46. 2008-05-13
    historical
47. 2008-04-14
    historical
48. 2008-04-14
    historical
49. 2008-02-11
    listed $19,900
50. 2008-02-11
    listed $19,900

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 ≥98°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: $10,695
• − Mortgage interest: −$3,865
• − Property taxes: −$1,331
• − Insurance: −$345
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,007
• Taxable income: $1,436
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,087/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

+33.1% since first listed

43 events — show timeline

• 2025-05-30 Listed $69,000 REALCOMP
• 2025-05-30 Listed $69,000 MiRealSource-MiMLS
• 2021-07-23 Sold (Public Records) $100,000 Public Records
• 2020-06-08 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2020-06-08 Sold (MLS) $12,500 REALCOMP
• 2020-04-28 Pending — REALCOMP
• 2020-04-28 Pending — MiRealSource-MiMLS
• 2019-12-11 Listing Removed — REALCOMP
• 2019-12-11 Listing Removed — MiRealSource-MiMLS
• 2019-12-11 Listed $25,999 MiRealSource-MiMLS
• 2019-12-11 Listed $25,999 REALCOMP
• 2019-06-10 Listed $25,999 MiRealSource-MiMLS
• 2019-06-10 Listed $25,999 REALCOMP
• 2019-02-18 Listing Removed — MiRealSource-MiMLS
• 2019-02-18 Listing Removed — REALCOMP
• 2018-09-18 Listed $24,375 MiRealSource-MiMLS
• 2018-09-18 Listed $24,375 REALCOMP
• 2018-05-03 Sold (Public Records) $150,500 Public Records
• 2018-04-18 Sold (MLS) $18,812 MiRealSource-MiMLS
• 2018-04-18 Sold (MLS) $18,812 REALCOMP
• 2018-02-12 Price Changed $26,900 MiRealSource-MiMLS
• 2018-02-12 Listing Removed — MiRealSource-MiMLS
• 2018-02-12 Listed $26,900 MiRealSource-MiMLS
• 2018-02-12 Listed $26,900 REALCOMP
• 2011-12-16 Listing Removed — MiRealSource-MiMLS
• 2008-07-30 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2008-07-30 Sold (MLS) $7,500 REALCOMP
• 2008-05-13 Listing Removed — MiRealSource-MiMLS
• 2008-05-13 Listed $9,900 MiRealSource-MiMLS
• 2008-05-13 Listed $9,900 REALCOMP
• 2008-04-14 Listing Removed — REALCOMP
• 2008-04-14 Listing Removed — MiRealSource-MiMLS
• 2008-02-11 Listed $19,900 REALCOMP
• 2008-02-11 Listed $19,900 MiRealSource-MiMLS
• 2008-01-31 Listing Removed — MiRealSource-MiMLS
• 2008-01-31 Listing Removed — REALCOMP
• 2007-08-17 Listed $22,900 MiRealSource-MiMLS
• 2007-08-17 Listed $22,900 REALCOMP
• 2002-11-13 Sold (Public Records) $56,500 Public Records
• 2002-10-04 Sold (MLS) $56,500 REALCOMP
• 2002-10-04 Sold (MLS) $56,500 MiRealSource-MiMLS
• 2002-07-08 Listed $51,850 REALCOMP
• 2002-07-08 Listed $51,850 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $1,331 · -9.2% YoY. Source: county tax records.