2529 Kansas Ave · Bridgeport, MI 48601

$109,900

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 65 Days on market

Built 1935 10,454 sqft lot $76/sqft · 16% above area Est $95k · 16% over ↓ 12% since listing

---

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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels… There’s No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you’ll notice the care that’s gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don’t see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You’ll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done — including new windows and a roof with plenty of life left (estimated 10-15 years). You’ll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you’re looking for affordable, move-in ready, and adorable… this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

Key facts

• Burned wood trim
• Fresh paint
• Tile work

Tags

• BRAND NEW FLOORING
• FRESH PAINT
• BURNED WOOD TRIM
• MAIN-FLOOR LIVING
• BATHROOM RENOVATION
• TILE WORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (4.8% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.1% in Bridgeport — 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 57/100 on livability (#638 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, amenities F.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin G Atkins Elementary School (math 8% / reading 12%, grade F, #1,277 of 1,397 statewide, top 93%, 346 students, 95% FRL); Bridgeportspaulding Middle Schoolschrah (math 7% / reading 20%, grade F, #462 of 493 statewide, top 94%, 365 students, 97% FRL); Bridgeport High School (math 8% / reading 22%, grade F, #640 of 713 statewide, top 91%, 501 students, 88% FRL) — zoned schools average 93% FRL vs 75% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 200 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 D 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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $94,787
• List price: $109,900
• Delta: 15.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2529 Kansas Ave	0.00mi	3/1.0	1,452 (0%)	0mo	$117,700	$81	100
2419 Montana Ave	0.29mi	3/1.0	1,389 (-4%)	6mo	$103,000	$74	74
2350 Iowa Ave	0.20mi	3/2.0	1,323 (-9%)	10mo	$106,000	$80	64
2154 California Ave	0.47mi	4/1.5 (+1)	1,344 (-7%)	12mo	$65,000	$48	49

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,069
• Equity at exit: $16,386

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $7,542
• Equity at exit: $9,502

Cash invested: $30,772 (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: 200
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $169

Break-even live

Break-even rent $832

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $232	-5% $200	+0% $169	+5% $138	+10% $107
Rent	-10% $87	-5% $128	+0% $169	+5% $211	+10% $252
Rate	-1.0pp $225	-0.5pp $197	base $169	+0.5pp $141	+1.0pp $112

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Germain Dr Saginaw, MI	3.0	1.5	1554	$1,275	$0.82	45d	1	0.40mi
2620 Gemini St Unit GE2620 Saginaw, MI	3.0	2.0	1140	$920	$0.81	45d	1	0.71mi
2800 Gemini St Unit GE2800 Saginaw, MI	3.0	2.0	960	$920	$0.96	45d	1	0.74mi
2564 Apollo Dr Unit AP2564 Saginaw, MI	3.0	2.0	960	$883	$0.92	45d	1	0.76mi
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	45d	1	0.76mi

Listing history 6 events

1. 2026-05-09
   price $109,900 1739-char remark

   Show marketing remark (1683 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels. .. There's No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you'll notice the care that's gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don't see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You'll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done - including new windows and a roof with plenty of life left (estimated 10-15 years). You'll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you're looking for affordable, move-in ready, and adorable. .. this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

2. 2026-05-09
   price $109,900 1683-char remark

   Show marketing remark (1683 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels. .. There's No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you'll notice the care that's gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don't see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You'll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done - including new windows and a roof with plenty of life left (estimated 10-15 years). You'll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you're looking for affordable, move-in ready, and adorable. .. this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

3. 2026-04-11
   price $119,900 1739-char remark

   Show marketing remark (1739 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels… There’s No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you’ll notice the care that’s gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don’t see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You’ll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done — including new windows and a roof with plenty of life left (estimated 10-15 years). You’ll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you’re looking for affordable, move-in ready, and adorable… this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

4. 2026-04-10
   price $119,900 1683-char remark

   Show marketing remark (1683 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels. .. There's No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you'll notice the care that's gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don't see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You'll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done - including new windows and a roof with plenty of life left (estimated 10-15 years). You'll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you're looking for affordable, move-in ready, and adorable. .. this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

5. 2026-03-16
   listed $124,900 Active 1683-char remark

   Show marketing remark (1739 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels… There’s No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you’ll notice the care that’s gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don’t see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You’ll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done — including new windows and a roof with plenty of life left (estimated 10-15 years). You’ll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you’re looking for affordable, move-in ready, and adorable… this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

6. 2026-03-16
   listed $124,900 Active 1739-char remark

   Show marketing remark (1739 chars)

   ::NOT FOR RENT THE CRAIGLIST POST IS A SCAM:: Click Your Heels… There’s No Place Like THIS Home on Kansas! She's freshly updated! She's bright, beautiful and sparkling clean! She's move-in ready! And she's full of character! From the moment you walk in you’ll notice the care that’s gone into it. .. brand new flooring throughout, fresh paint, and beautiful burned wood trim that gives the home a warm, rustic feel you just don’t see every day. The layout works incredibly well with true main-floor living. The large primary bedroom is privately situated on one side of the home, separated by the laundry area, while the other two bedrooms sit on the opposite side, making it a great setup for families, guests, or even multi-generational living. The bathroom renovation is absolutely gorgeous with tile work and custom touches that feel straight out of a Pinterest board. You’ll also love the sun-filled bay windows (windows are new too!), the spacious kitchen, and the fact that all the major updates are already done — including new windows and a roof with plenty of life left (estimated 10-15 years). You’ll still have plenty of storage with attic space and a large detached garage. At $124,900, finding something this clean, this updated, and this full of charm is getting harder and harder. If you’re looking for affordable, move-in ready, and adorable… this one deserves a look. Call your favorite realtor! Ask about first-time home buyer programs! PS THE CRAIGSLIST POST IS SAYING THEY ARE CHRISTOPHER BECAUSE THAT IS THE LAST REGISTERED OWNER. CHRISTOPHER HAS PASSED AWAY. OTHER FAMILY OWNS IT AT THIS TIME. DO NOT GET SCAMMED. POST HAS BEEN REPORTED MULTIPLE TIMES.

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$633/yr (+$53/mo · 148.7%)

ⓘ 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: $12,561
• − Mortgage interest: −$6,156
• − Property taxes: −$426
• − Insurance: −$550
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,197
• Taxable income: $223
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,979/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 of 540 in MI

Livability — Bridgeport

• Score: 57/100
• State rank: #638
• US rank: #21636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeport, 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

-12.0% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $109,900 REALCOMP
• 2026-04-11 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $119,900 REALCOMP
• 2026-03-16 Listed $124,900 REALCOMP
• 2026-03-16 Listed $124,900 MiRealSource-MiMLS

Property tax history

-4.7%/yr

Latest (2025): $426 · -75.4% YoY. Source: county tax records.