4415 Hiland St · Buena Vista, MI 48601

$80,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 21 Days on market

Built 1945 0.30 ac lot Est $81k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 1% rule +7.0/10.0
• Livability +3.0/5.0
• 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

Investment Opportunity! A renovated 3 bedroom 1 bathroom ranch with 12 foot ceilings in the living room. This home has been updated inside throughout. There is new electrical, new plumbing, a new roof, a new kitchen with granite and ceramic tile, a new decent sized bathroom, and new paint & flooring throughout. This home has a large fenced in backyard. It sits on a corner - dead end lot and has a garage. The tenant would like to stay. Give us a call for more info!

Key facts

• 0.3 acre lot
• Garage
• Built 1945

Property features AI

Finance

• Other: Subdivision: SUNNYSIDE PARK; Located near S Outer Dr / Webber
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public sewer available; Public water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built above grade: 1,260 finished (square feet)
• Exterior features: Front porch; Fenced yard; Corner lot; Paved, publicly maintained road

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#615 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $4k; list at $80k implies a 1900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.20% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4125 Hiland St	0.20mi	3/1.0	1,092 (-13%)	3mo	$90,000	$82	66
4308 Webber St	0.11mi	3/1.0	1,104 (-12%)	12mo	$60,000	$54	64
2510 S Outer Dr	0.45mi	3/1.0	1,336 (+6%)	12mo	$112,000	$84	59
2963 Welland Dr	0.74mi	3/1.5	1,268 (+1%)	7mo	$165,000	$130	56
2454 Bellevue St	0.54mi	3/1.0	1,156 (-8%)	11mo	$69,900	$60	51
7 Weymouth Ct	0.51mi	3/1.0	1,095 (-13%)	4mo	$69,900	$64	51
4768 Old Hess Road Rd	0.65mi	3/2.0	1,204 (-4%)	18mo	$65,000	$54	43
1600 Prueter Rd	0.51mi	3/1.0	1,407 (+12%)	19mo	$42,500	$30	41
2926 Arlington Dr	0.63mi	3/1.0	1,092 (-13%)	16mo	$26,000	$24	35
2938 Arlington Dr	0.68mi	3/1.0	1,092 (-13%)	22mo	$80,000	$73	28

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,202
• Equity at exit: $11,928

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $23,567
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $254

Break-even live

Break-even rent $642

Max offer price $80,000

Occupancy floor 69%

Sensitivity live

Price	-10% $299	-5% $277	+0% $254	+5% $231	+10% $209
Rent	-10% $178	-5% $216	+0% $254	+5% $292	+10% $330
Rate	-1.0pp $294	-0.5pp $274	base $254	+0.5pp $233	+1.0pp $212

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2564 Apollo Dr Unit AP2564 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	0.84mi
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	0.84mi
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	44d	1	0.88mi
2620 Gemini St Unit GE2620 Saginaw, MI	3.0	2.0	1140	$920	$0.81	44d	1	0.88mi
2800 Gemini St Unit GE2800 Saginaw, MI	3.0	2.0	960	$920	$0.96	44d	1	0.88mi

Listing history 19 events

1. 2026-06-19
   days on market $80,000 Active 21 DOM
2. 2026-06-18
   days on market $80,000 Active 20 DOM
3. 2026-06-17
   days on market $80,000 Active 19 DOM
4. 2026-06-16
   days on market $80,000 Active 18 DOM
5. 2026-06-15
   days on market $80,000 Active 17 DOM
6. 2026-06-14
   days on market $80,000 Active 15 DOM
7. 2026-06-12
   days on market $80,000 Active 14 DOM
8. 2026-06-09
   days on market $80,000 Active 11 DOM
9. 2026-06-08
   days on market $80,000 Active 10 DOM
10. 2026-06-07
    days on market $80,000 Active 9 DOM
11. 2026-06-05
    days on market $80,000 Active 6 DOM
12. 2026-06-03
    days on market $80,000 Active 5 DOM
13. 2026-06-02
    days on market $80,000 Active 4 DOM
14. 2026-06-01
    days on market $80,000 Active 3 DOM
15. 2026-05-31
    days on market $80,000 Active 2 DOM
16. 2026-05-29
    listed $80,000 Active

    Show marketing remark (474 chars)

    Investment Opportunity! A renovated 3 bedroom 1 bathroom ranch with 12 foot ceilings in the living room. This home has been updated inside throughout. There is new electrical, new plumbing, a new roof, a new kitchen with granite and ceramic tile, a new decent sized bathroom, and new paint & flooring throughout. This home has a large fenced in backyard. It sits on a corner - dead end lot and has a garage. The tenant would like to stay. Give us a call for more info!

17. 2026-05-29
    listed $80,000 Active 474-char remark

    Show marketing remark (474 chars)

    Investment Opportunity! A renovated 3 bedroom 1 bathroom ranch with 12 foot ceilings in the living room. This home has been updated inside throughout. There is new electrical, new plumbing, a new roof, a new kitchen with granite and ceramic tile, a new decent sized bathroom, and new paint & flooring throughout. This home has a large fenced in backyard. It sits on a corner - dead end lot and has a garage. The tenant would like to stay. Give us a call for more info!

18. 2026-05-28
    historical $80,000 474-char remark

    Show marketing remark (474 chars)

    Investment Opportunity! A renovated 3 bedroom 1 bathroom ranch with 12 foot ceilings in the living room. This home has been updated inside throughout. There is new electrical, new plumbing, a new roof, a new kitchen with granite and ceramic tile, a new decent sized bathroom, and new paint & flooring throughout. This home has a large fenced in backyard. It sits on a corner - dead end lot and has a garage. The tenant would like to stay. Give us a call for more info!

19. 2004-03-30
    soldstatus $4,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$291/yr (+$24/mo · 44.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 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: $11,560
• − Mortgage interest: −$4,481
• − Property taxes: −$650
• − Insurance: −$400
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,327
• Taxable income: $1,852
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,604/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 — Buena Vista

• Score: 59/100
• State rank: #615
• US rank: #20603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Vista, 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

+1900.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $80,000 REALCOMP
• 2026-05-29 Listed $80,000 MiRealSource-MiMLS
• 2026-05-28 Coming Soon $80,000 MiRealSource-MiMLS
• 2004-03-30 Sold (Public Records) $4,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $650 · -52.2% YoY. Source: county tax records.