4209 Williamson Rd · Bridgeport, MI 48601

$49,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 43 Days on market

Built 1944 0.30 ac lot $54/sqft · 61% below area ↓ 29% since listing

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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 +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

Key facts

• Newer roof
• Large yard
• Updated plumbing

Tags

• LARGE YARD
• SHED FOR ADDITIONAL STORAGE
• NEWER ROOF
• UPDATED PLUMBING
• HIGH-EFFICIENCY FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 81 x 191 x 60 x 233; 0.3-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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, schools 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.
• Market conditions: 201 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.01% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.14%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $128,414
• List price: $49,900
• Delta: -61.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 Pineport Rd	0.14mi	2/1.0	900 (-3%)	9mo	$100,000	$111	82
5962 Dixie Hwy	0.16mi	2/1.0	871 (-6%)	14mo	$88,650	$102	72
4075 Williamson Rd	0.20mi	3/1.0 (+1)	864 (-6%)	4mo	$99,900	$116	71
5220 S Washington Rd	0.34mi	3/1.0 (+1)	1,000 (+8%)	2mo	$128,000	$128	64
4224 Pineport St	0.14mi	3/1.0 (+1)	1,040 (+13%)	7mo	$127,000	$122	62
3832 Jim Dr	0.65mi	3/1.0 (+1)	988 (+7%)	12mo	$131,000	$133	43
3912 State St	0.57mi	3/1.5 (+1)	972 (+5%)	18mo	$77,500	$80	43

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: 38.8%
• Equity multiple: 2.66×
• Total profit: $23,152
• Equity at exit: $7,440

10-year hold

• IRR: 45.2%
• Equity multiple: 5.32×
• Total profit: $60,352
• Equity at exit: $4,314

Cash invested: $13,972 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 201
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $491

Break-even live

Break-even rent $381

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $519	-5% $505	+0% $491	+5% $477	+10% $462
Rent	-10% $411	-5% $451	+0% $491	+5% $530	+10% $570
Rate	-1.0pp $516	-0.5pp $503	base $491	+0.5pp $478	+1.0pp $465

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $49,900 Pending 43 DOM
2. 2026-06-08
   days on market $49,900 Active 43 DOM

   Show marketing remark (483 chars)

   3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

3. 2026-06-07
   days on market $49,900 Active 42 DOM
4. 2026-06-07
   days on market $49,900 Active 41 DOM
5. 2026-06-04
   days on market $49,900 Active 38 DOM
6. 2026-06-02
   days on market $49,900 Active 37 DOM
7. 2026-06-01
   days on market $49,900 Active 36 DOM
8. 2026-05-31
   days on market $49,900 Active 35 DOM
9. 2026-05-31
   days on market $49,900 Active 34 DOM
10. 2026-05-07
    price $59,900 483-char remark

    Show marketing remark (483 chars)

    3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

11. 2026-05-07
    price $59,900 483-char remark

    Show marketing remark (483 chars)

    3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

12. 2026-04-26
    listed $69,900 Active 483-char remark

    Show marketing remark (483 chars)

    3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

13. 2026-04-26
    listed $69,900 Active 483-char remark

    Show marketing remark (483 chars)

    3-bedroom home located in Bridgeport School District. This property offers great potential for investors or buyers looking to build equity with a little TLC. Features include a large yard, Shed for additional storage, and recent major updates including newer roof, updated plumbing, and high-efficiency furnace. Interior needs cosmetic updates but offers a functional layout. Home is being sold as-is. Great opportunity to make this home your own or add to your investment portfolio.

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $498 · $41/mo
• Expected delta: +$271/yr (+$23/mo · 119.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $12,030
• − Mortgage interest: −$2,795
• − Property taxes: −$227
• − Insurance: −$250
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$1,452
• Taxable income: $5,383
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $4,596/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

-28.6% since first listed

8 events — show timeline

• 2026-06-08 Pending — MiRealSource-MiMLS
• 2026-06-08 Pending — REALCOMP
• 2026-05-27 Price Changed $49,900 REALCOMP
• 2026-05-26 Price Changed $49,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $59,900 REALCOMP
• 2026-04-26 Listed $69,900 REALCOMP
• 2026-04-26 Listed $69,900 MiRealSource-MiMLS

Property tax history

-11.7%/yr

Latest (2025): $227 · -63.1% YoY. Source: county tax records.