1424 Acacia St · Saginaw, MI 48602

$79,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 5 Days on market

Built 1920 5,227 sqft lot Est $74k · 8% over

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Why this score? — see what drove the D+ 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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• ARV discount +4.1/15.0
• 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

Welcome home to 1424 Acacia Street in Saginaw! This move-in ready home offers the perfect blend of character, comfort, and affordability. Featuring 2 bedrooms, 1 full bathroom, and a spacious living room filled with natural light, this home feels welcoming from the moment you walk through the door. The updated kitchen offers modern finishes, stainless steel appliances, and plenty of cabinet space, while the refreshed bathroom adds to the home's turnkey appeal. Maintenance-friendly flooring throughout much of the home makes everyday living easy. Need extra space? The basement has potential for an additional bedroom, home office, workout area, or hobby space, along with plenty of storage. Outside, you'll find a fenced backyard perfect for pets, entertaining, or relaxing around a summer bonfire. Call your favorite agent and schedule your showing today.

Key facts

• Basement potential
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• BASEMENT POTENTIAL
• MAINTENANCE FRIENDLY FLOORING

Property features AI

Exterior

• Parking: Detached garage with electricity (1-car in garage); Paved driveway; 3 or more parking spaces
• Utilities: Public water; Public sanitary sewer; Electricity connected; Natural gas connected; Cable connected; Phone connected
• Home design: Residential property; One-story structure; Built in 1920; Below-grade finished area available
• Construction: Block basement foundation
• Exterior features: Aluminum exterior; City limits location; Road frontage

Interior

• Kitchen: Kitchen on the first floor (approx. 11 x 11)
• Bedrooms: First-floor bedroom (11 x 10) with vinyl flooring; First-floor bedroom (11 x 9)
• Flooring: Vinyl flooring in bedroom(s), dining room, and living room
• Bathrooms: One full bathroom on the main/first floor (approx. 7 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Cable/internet available; 5 total rooms; Basement present (block)
• Laundry & utility: Basement access for utilities/laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $80k).

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 $552 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 2y 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.
• Current owner paid $66k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $74,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Yale St	0.10mi	2/1.0	847 (+4%)	7mo	$36,000	$43	84
1529 Beech St	0.17mi	2/1.0	859 (+5%)	1mo	$75,000	$87	82
1542 Beech St	0.16mi	3/1.0 (+1)	864 (+6%)	1mo	$102,000	$118	77
1802 Allegan St	0.51mi	2/1.0	834 (+2%)	0mo	$79,900	$96	72
807 Thurman St	0.21mi	3/2.0 (+1)	845 (+4%)	8mo	$65,000	$77	69
227 Storch St	0.22mi	2/1.0	893 (+9%)	7mo	$89,400	$100	68
1315 Adams St	0.43mi	2/1.0	767 (-6%)	7mo	$36,000	$47	64
809 S Mason St	0.37mi	2/1.0	890 (+9%)	7mo	$11,000	$12	62
228 Larch St	0.65mi	2/1.0	782 (-4%)	4mo	$71,000	$91	60
1910 Allegan St	0.58mi	2/1.0	894 (+10%)	4mo	$91,000	$102	54
2821 Cooper Ave	0.60mi	2/1.0	917 (+12%)	3mo	$95,000	$104	49
2817 Cooper Ave	0.60mi	2/1.0	904 (+11%)	9mo	$65,000	$72	46

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-4,437
• Equity at exit: $11,913

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $9,882
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $119

Break-even live

Break-even rent $769

Max offer price $79,900

Occupancy floor 82%

Sensitivity live

Price	-10% $164	-5% $141	+0% $119	+5% $96	+10% $73
Rent	-10% $46	-5% $82	+0% $119	+5% $155	+10% $191
Rate	-1.0pp $159	-0.5pp $139	base $119	+0.5pp $98	+1.0pp $77

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-15
   statusdays on market $79,900 Pending 5 DOM
2. 2026-06-14
   days on market $79,900 Active 4 DOM
3. 2026-06-12
   days on marketlisting id $79,900 Active 3 DOM
4. 2026-06-09
   remarks 699-char remark

   Show marketing remark (861 chars)

   Welcome home to 1424 Acacia Street in Saginaw! This move-in ready home offers the perfect blend of character, comfort, and affordability. Featuring 2 bedrooms, 1 full bathroom, and a spacious living room filled with natural light, this home feels welcoming from the moment you walk through the door. The updated kitchen offers modern finishes, stainless steel appliances, and plenty of cabinet space, while the refreshed bathroom adds to the home's turnkey appeal. Maintenance-friendly flooring throughout much of the home makes everyday living easy. Need extra space? The basement has potential for an additional bedroom, home office, workout area, or hobby space, along with plenty of storage. Outside, you'll find a fenced backyard perfect for pets, entertaining, or relaxing around a summer bonfire. Call your favorite agent and schedule your showing today.

5. 2026-06-09
   listed $79,900 Active 1 DOM

   Show marketing remark (861 chars)

   Welcome home to 1424 Acacia Street in Saginaw! This move-in ready home offers the perfect blend of character, comfort, and affordability. Featuring 2 bedrooms, 1 full bathroom, and a spacious living room filled with natural light, this home feels welcoming from the moment you walk through the door. The updated kitchen offers modern finishes, stainless steel appliances, and plenty of cabinet space, while the refreshed bathroom adds to the home's turnkey appeal. Maintenance-friendly flooring throughout much of the home makes everyday living easy. Need extra space? The basement has potential for an additional bedroom, home office, workout area, or hobby space, along with plenty of storage. Outside, you'll find a fenced backyard perfect for pets, entertaining, or relaxing around a summer bonfire. Call your favorite agent and 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: $1,865 · $155/mo
• Projected year-2 tax: $1,865 · $155/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 ≥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: $11,031
• − Mortgage interest: −$4,476
• − Property taxes: −$1,865
• − Insurance: −$400
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,324
• Taxable income: $202
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,374/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

+17.5% since first listed

45 events — show timeline

• 2026-06-09 Listed $79,900 MiRealSource-MiMLS
• 2026-06-09 Listed $79,900 REALCOMP
• 2026-04-13 Sold (Public Records) $66,500 Public Records
• 2026-04-01 Sold (MLS) $66,500 MiRealSource-MiMLS
• 2026-04-01 Sold (MLS) $66,500 REALCOMP
• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-23 Pending — REALCOMP
• 2026-03-23 Price Changed $69,900 REALCOMP
• 2026-03-03 Price Changed $69,900 MiRealSource-MiMLS
• 2026-02-06 Price Changed $79,900 MiRealSource-MiMLS
• 2026-02-05 Price Changed $79,900 REALCOMP
• 2026-01-23 Price Changed $89,900 MiRealSource-MiMLS
• 2026-01-22 Price Changed $89,900 REALCOMP
• 2026-01-06 Listed $99,900 MiRealSource-MiMLS
• 2026-01-06 Listed $99,900 REALCOMP
• 2025-09-18 Listing Removed — MiRealSource-MiMLS
• 2025-08-20 Relisted — REALCOMP
• 2025-08-20 Relisted — MiRealSource-MiMLS
• 2025-08-08 Pending — REALCOMP
• 2025-08-08 Pending — MiRealSource-MiMLS
• 2025-06-04 Listed $94,900 REALCOMP
• 2025-06-04 Listing Removed — MiRealSource-MiMLS
• 2025-06-04 Listed $94,900 MiRealSource-MiMLS
• 2025-05-13 Price Changed $99,900 MiRealSource-MiMLS
• 2025-05-12 Price Changed $99,900 REALCOMP
• 2025-04-27 Price Changed $104,900 MiRealSource-MiMLS
• 2025-04-27 Price Changed $104,900 REALCOMP
• 2025-04-17 Price Changed $109,900 MiRealSource-MiMLS
• 2025-04-17 Price Changed $109,900 REALCOMP
• 2025-04-01 Listed $114,900 MiRealSource-MiMLS
• 2025-04-01 Listed $114,900 REALCOMP
• 2024-10-22 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2024-10-22 Sold (MLS) $52,000 REALCOMP
• 2024-10-07 Pending — REALCOMP
• 2024-10-07 Pending — MiRealSource-MiMLS
• 2024-09-13 Price Changed $55,000 MiRealSource-MiMLS
• 2024-09-13 Price Changed $55,000 REALCOMP
• 2024-08-24 Relisted — REALCOMP
• 2024-08-24 Relisted — MiRealSource-MiMLS
• 2024-08-08 Pending — REALCOMP
• 2024-08-07 Pending — MiRealSource-MiMLS
• 2024-08-06 Price Changed $59,900 MiRealSource-MiMLS
• 2024-08-06 Price Changed $59,900 REALCOMP
• 2024-06-14 Listed $68,000 MiRealSource-MiMLS
• 2024-06-14 Listed $68,000 REALCOMP

Property tax history

+5.7%/yr

Latest (2025): $1,865 · +4.4% YoY. Source: county tax records.