2021 Benjamin St · Saginaw, MI 48602

$75,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 382 Days on market

Built 1884 6,970 sqft lot Est $54k · 39% over

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Why this score? — see what drove the C- 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone recent updates. Section 8 pays directly to the owner. The rent is $1095, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

Key facts

• 6,970 sq ft lot
• Built 1884
• Listed 381 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Wood siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.16 acres (60 x 120)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $75k).
• Recommended offer: $66k (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; 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 $519 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 382 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 382 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 1884 — 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: 1.25% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $53,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 W Genesee St	0.27mi	3/1.0 (+1)	936 (-1%)	3mo	$53,500	$57	78
2022 Benjamin St	0.03mi	3/1.0 (+1)	1,016 (+8%)	4mo	$35,000	$34	78
1608 Congress Ave	0.36mi	3/1.0 (+1)	948 (+0%)	3mo	$64,000	$68	76
2312 Durand St	0.24mi	2/1.0	849 (-10%)	4mo	$24,750	$29	69
2513 Barnard St	0.67mi	2/1.0	966 (+2%)	3mo	$41,000	$42	62
2250 Mershon St	0.43mi	2/1.5	1,005 (+6%)	6mo	$104,000	$103	62
1719 N Charles St	0.65mi	3/1.0 (+1)	960 (+2%)	1mo	$37,000	$39	61
2343 N Bond St	0.25mi	3/1.0 (+1)	1,054 (+12%)	6mo	$44,900	$43	59
2450 N Mason St	0.41mi	2/1.0	1,043 (+10%)	6mo	$100,000	$96	58
1815 W Genesee	0.43mi	2/1.0	818 (-13%)	1mo	$74,000	$90	56
2125 State St	0.63mi	3/1.0 (+1)	986 (+4%)	4mo	$40,200	$41	55
2105 Mershon St	0.41mi	2/1.0	822 (-13%)	5mo	$120,000	$146	55

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,088
• Equity at exit: $11,183

10-year hold

• IRR: 12.0%
• Equity multiple: 1.99×
• Total profit: $20,803
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $193

Break-even live

Break-even rent $696

Max offer price $75,000

Occupancy floor 74%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $75,000 Active 382 DOM
2. 2026-06-18
   days on market $75,000 Active 381 DOM
3. 2026-06-17
   days on market $75,000 Active 380 DOM
4. 2026-06-16
   days on market $75,000 Active 379 DOM
5. 2026-06-15
   days on market $75,000 Active 378 DOM
6. 2026-06-14
   days on market $75,000 Active 376 DOM
7. 2026-06-12
   days on market $75,000 Active 375 DOM
8. 2026-06-09
   days on market $75,000 Active 372 DOM
9. 2026-06-08
   days on market $75,000 Active 371 DOM
10. 2026-06-07
    days on market $75,000 Active 370 DOM
11. 2026-06-05
    days on market $75,000 Active 367 DOM
12. 2026-06-03
    days on market $75,000 Active 366 DOM
13. 2026-06-02
    days on market $75,000 Active 365 DOM
14. 2026-06-01
    days on market $75,000 Active 364 DOM
15. 2026-05-31
    days on market $75,000 Active 363 DOM
16. 2026-05-30
    days on market $75,000 Active 362 DOM
17. 2025-06-02
    listed $75,000 Active

    Show marketing remark (292 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone recent updates. Section 8 pays directly to the owner. The rent is $1095, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

18. 2025-06-02
    listed $75,000 Active 292-char remark

    Show marketing remark (292 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone recent updates. Section 8 pays directly to the owner. The rent is $1095, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

19. 2021-07-23
    soldstatus $100,000
20. 2013-11-01
    soldstatus $8,000 294-char remark

    Show marketing remark (294 chars)

    Two bedroom home in Saginaw City school district features hardwood flooring, family room fireplace and plenty of attic space for storage. This is Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

21. 2013-11-01
    soldstatus $8,000

    Show marketing remark (294 chars)

    Two bedroom home in Saginaw City school district features hardwood flooring, family room fireplace and plenty of attic space for storage. This is Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

22. 2013-10-15
    historical 294-char remark

    Show marketing remark (294 chars)

    Two bedroom home in Saginaw City school district features hardwood flooring, family room fireplace and plenty of attic space for storage. This is Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

23. 2013-05-29
    listed $9,900 294-char remark

    Show marketing remark (294 chars)

    Two bedroom home in Saginaw City school district features hardwood flooring, family room fireplace and plenty of attic space for storage. This is Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

24. 2013-05-29
    listed $9,900

    Show marketing remark (294 chars)

    Two bedroom home in Saginaw City school district features hardwood flooring, family room fireplace and plenty of attic space for storage. This is Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

25. 2007-10-15
    soldstatus $47,700

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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: $11,279
• − Mortgage interest: −$4,201
• − Property taxes: −$1,503
• − Insurance: −$375
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,182
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,021/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

+57.2% since first listed

9 events — show timeline

• 2025-06-02 Listed $75,000 REALCOMP
• 2025-06-02 Listed $75,000 MiRealSource-MiMLS
• 2021-07-23 Sold (Public Records) $100,000 Public Records
• 2013-11-01 Sold (MLS) $8,000 REALCOMP
• 2013-11-01 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2013-10-15 Listing Removed — MiRealSource-MiMLS
• 2013-05-29 Listed $9,900 REALCOMP
• 2013-05-29 Listed $9,900 MiRealSource-MiMLS
• 2007-10-15 Sold (Public Records) $47,700 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,503 · -16.3% YoY. Source: county tax records.