4925 Lorraine Ave · Zilwaukee, MI 48604

$99,900

3 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 2 Days on market

Built 1953 0.29 ac lot Est $138k · 28% 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cozy 3-bedroom, 1-bath property in Carrollton Township. Featuring main-level laundry for added convenience and a newer roof and updated kitchen for peace of mind, this home offers a great opportunity for buyers looking to add their personal touch. The spacious backyard provides plenty of room for entertaining, gardening, pets, or simply enjoying the outdoors. With the right updates and vision, this charming home has the potential to truly shine. Whether you're a first-time buyer, investor, or someone looking for a project, don't miss the opportunity to make this home your own.

Key facts

• Spacious backyard
• Newer roof
• Main-level laundry

Tags

• MAIN-LEVEL LAUNDRY
• NEWER ROOF
• UPDATED KITCHEN
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (assigned) with 1 garage space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shallow crawl space foundation; Built with above-grade living area
• Exterior features: Shed(s); Public maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedroom count within total rooms)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 76/100 on livability (#138 in MI, #3,375 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Carrollton Public Schools (suburban): math 9% / reading 26% proficiency, ranked #485 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $137,901
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5030 Kenora Dr	0.35mi	3/1.0	1,080 (+1%)	4mo	$185,000	$171	78
1325 Savoy Dr	0.16mi	3/1.0	1,050 (-2%)	14mo	$135,000	$129	78
5071 Heidi Ln	0.45mi	3/1.0	1,092 (+2%)	9mo	$170,000	$156	68
3385 Ernest St	0.56mi	3/1.0	1,104 (+3%)	4mo	$142,000	$129	65
4515 N Michigan Rd	0.43mi	3/1.0	1,106 (+4%)	12mo	$150,000	$136	64
4994 N Michigan Ave	0.08mi	2/1.5 (-1)	936 (-12%)	7mo	$121,000	$129	63
3365 Bobendick St	0.69mi	3/1.0	1,025 (-4%)	5mo	$123,000	$120	57
4520 Alura Pl	0.42mi	3/1.0	988 (-8%)	17mo	$94,000	$95	54
4532 Cadillac Pl	0.42mi	3/1.0	1,178 (+10%)	13mo	$109,900	$93	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,114
• Equity at exit: $14,895

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $40,406
• Equity at exit: $8,638

Cash invested: $27,972 (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 48604

• Home prices YoY: -24.6%
• Active inventory: 70
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $398

Break-even live

Break-even rent $753

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $454	-5% $426	+0% $398	+5% $370	+10% $341
Rent	-10% $299	-5% $348	+0% $398	+5% $448	+10% $497
Rate	-1.0pp $448	-0.5pp $423	base $398	+0.5pp $372	+1.0pp $346

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 Kochville Rd Saginaw, MI	2.0–3.0	2.0	1024	$1,179	$1.15	44d	1	1.16mi
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,350	$1.42	44d	15	1.30mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $99,900 Pending 2 DOM
2. 2026-06-05
   remarks 604-char remark
3. 2026-06-05
   listed $99,900 Active 1 DOM

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$593/yr (+$49/mo · 168.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°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: $15,079
• − Mortgage interest: −$5,596
• − Property taxes: −$352
• − Insurance: −$500
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,906
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,980/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: Carrollton Public Schools
• NCES district ID: 2608070
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,147
• Composite: 14.74/100
• National rank: #9395
• State rank: #485 of 540 in MI

Livability — Zilwaukee

• Score: 76/100
• State rank: #138
• US rank: #3375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,284

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 1%

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: ▼ -68.55%
• Current HPI: 210.5278
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $99,900 REALCOMP
• 2026-06-04 Listed $99,900 MiRealSource-MiMLS

Property tax history

-10.6%/yr

Latest (2025): $352 · -80.1% YoY. Source: county tax records.