1118 E Holland Ave · Saginaw, MI 48601

$90,777

4 bd · 1.0 ba · 1,794 sqft · SingleFamily public records · 8 Days on market

Built 1917 6,534 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this charming home filled with character, craftsmanship, and opportunity. This spacious residence offers 4 bedrooms, 2.5 bathrooms, and is loaded with character and potential. Inside you can appreciate the beauty of the home's original woodwork, generous living spaces, and two sets of elegant French doors that add warmth and sophistication. The basement offers plenty of storage or can serve as an extra room, home office, or recreation area. Major updates provided added peace of mind, including a new roof and complete rewiring in 2015 along with many other updates. This property also features some newer windows, while maintaining the home's historic charm. This house is conveniently located near hospitals, major roadways, and major highways. With much of the major work already completed, and only requiring minimal TLC to restore its full beauty and value, this home is ready for your personal touch. Whether you're looking to become a homeowner, or looking to build equity, or an investor seeking property with potential, this home presents an excellent opportunity. Come and see the charm and possibilities this home has to offer. Home is being sold as is.

Key facts

• Elegant french doors
• Plenty of storage
• Newer windows

Tags

• ORIGINAL WOODWORK
• ELEGANT FRENCH DOORS
• PLENTY OF STORAGE
• NEW ROOF
• COMPLETE REWIRING
• NEWER WINDOWS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 garage space); On-street parking; Assigned parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Two-story single family residence; Residential zoning
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Patio; Porch; Public maintained road

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans
• Interior features: Eat-in kitchen; Walk-in closets; Living room fireplace; Full, partially finished basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Cap rate 12.6% 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: 199 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 $628 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,777

Questions for the listing agent

1. Built in 1917 — 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. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $34,086
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Howard St	0.56mi	4/2.0	1,870 (+4%)	7mo	$45,000	$24	57
3111 Rust Ave	0.58mi	3/1.5 (-1)	1,932 (+8%)	0mo	$54,900	$28	53
910 S Warren Ave	0.59mi	4/1.5	1,872 (+4%)	13mo	$35,000	$19	52
2220 Parkwood Ave	0.63mi	3/1.0 (-1)	1,852 (+3%)	10mo	$20,000	$11	52
1127 Owen St	0.45mi	3/1.0 (-1)	1,650 (-8%)	14mo	$10,000	$6	49
1512 Cedar St	0.14mi	4/1.5	2,058 (+15%)	22mo	$26,000	$13	49
1026 Howard St	0.46mi	3/1.5 (-1)	1,889 (+5%)	22mo	$35,000	$19	44
2517 Webber St	0.48mi	3/1.0 (-1)	1,946 (+8%)	22mo	$15,000	$8	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $15,847
• Equity at exit: $13,535

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $53,228
• Equity at exit: $7,849

Cash invested: $25,418 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$476
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $479

Break-even live

Break-even rent $810

Max offer price $90,777

Occupancy floor 61%

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: $22,694
• Closing costs: $2,723
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $90,777 Active 8 DOM
2. 2026-06-18
   days on market $90,777 Active 7 DOM
3. 2026-06-17
   days on market $90,777 Active 6 DOM
4. 2026-06-16
   days on market $90,777 Active 5 DOM
5. 2026-06-15
   days on market $90,777 Active 4 DOM
6. 2026-06-14
   days on market $90,777 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $90,777 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,000
• − Mortgage interest: −$5,085
• − Property taxes: −$1,512
• − Insurance: −$454
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,641
• Taxable income: $4,589
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $4,651/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
• City population: 54,884
• Population (ZIP): 32,069

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 0.56)
• Race & ethnicity: Black 59% White 27% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -93.46%
• Current HPI: 197.3359
• 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

• 2026-06-11 Listed $90,777 REALCOMP
• 2026-06-11 Listed $90,777 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $1,512 · +48.3% YoY. Source: county tax records.