2712 Collingwood St · Saginaw, MI 48601

$20,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 38 Days on market

Built 1940 6,534 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• 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

Calling all investors, flippers, and handy buyers! This 2-bedroom ranch-style home offers main floor living and plenty of potential for your next project. With the right vision and renovations, this property could make a great investment or rental opportunity. The home does need repairs and updates, including a roof and plumbing work, and is being sold as-is. Perfect for someone looking to renovate and add value. Don’t miss the chance to bring this property back to life!

Key facts

• 6,534 sq ft lot
• Built 1940
• Listed 38 days

Property features AI

Finance

• Other: Approximately 900 square feet above grade
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Aluminum and vinyl siding
• Exterior features: Lot in SAGINAW IMPROV CO ADD C subdivision; Located near Hess / Gallagher St

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 47.4% vs local median 8.2% in Saginaw — 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 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: 201 active listings in the ZIP; 3 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($19k) 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 5.37% ✓
• Cap rate: 47.38%
• Cash-on-cash: 146.73%
• DSCR: 7.53
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $43,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2701 Sheridan Ave	0.16mi	3/1.0 (+1)	924 (+3%)	3mo	$74,272	$80	80
2411 Beechwood Ave	0.25mi	3/1.0 (+1)	952 (+6%)	8mo	$40,000	$42	68
3133 Glenwood Ave	0.40mi	3/1.0 (+1)	936 (+4%)	6mo	$43,000	$46	65
2928 Walters Dr	0.43mi	3/1.0 (+1)	936 (+4%)	7mo	$36,000	$38	63
3116 Fulton St	0.60mi	2/1.0	790 (-12%)	2mo	$32,000	$41	49
3016 Fairview St	0.73mi	3/1.0 (+1)	954 (+6%)	3mo	$22,000	$23	48
2626 Hampshire St	0.56mi	3/1.0 (+1)	975 (+8%)	8mo	$35,000	$36	48
3012 Walters Dr	0.45mi	3/1.0 (+1)	1,008 (+12%)	7mo	$50,000	$50	48
2822 Kensington Dr	0.55mi	3/1.0 (+1)	1,008 (+12%)	2mo	$76,900	$76	48
3221 Fulton St	0.69mi	3/1.5 (+1)	972 (+8%)	1mo	$47,000	$48	47
3310 Lexington Dr	0.55mi	3/1.0 (+1)	1,014 (+13%)	4mo	$67,000	$66	45
3015 Fairview St	0.71mi	3/1.0 (+1)	1,032 (+15%)	10mo	$70,000	$68	29

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: —
• Equity multiple: 8.21×
• Total profit: $40,401
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.33×
• Total profit: $91,465
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $685

Break-even live

Break-even rent $207

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $696	-5% $690	+0% $685	+5% $679	+10% $673
Rent	-10% $600	-5% $642	+0% $685	+5% $727	+10% $770
Rate	-1.0pp $695	-0.5pp $690	base $685	+0.5pp $680	+1.0pp $674

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	44d	1	0.69mi
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	1.44mi
2564 Apollo Dr Unit AP2564 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	1.45mi

Listing history 18 events

1. 2026-06-19
   days on market $20,000 Active 38 DOM
2. 2026-06-18
   days on market $20,000 Active 37 DOM
3. 2026-06-17
   days on market $20,000 Active 36 DOM
4. 2026-06-16
   days on market $20,000 Active 35 DOM
5. 2026-06-15
   days on market $20,000 Active 34 DOM
6. 2026-06-14
   days on market $20,000 Active 32 DOM
7. 2026-06-12
   days on market $20,000 Active 31 DOM
8. 2026-06-09
   days on market $20,000 Active 28 DOM
9. 2026-06-08
   days on market $20,000 Active 27 DOM
10. 2026-06-07
    days on market $20,000 Active 26 DOM
11. 2026-06-05
    days on market $20,000 Active 23 DOM
12. 2026-06-03
    days on market $20,000 Active 22 DOM
13. 2026-06-02
    days on market $20,000 Active 21 DOM
14. 2026-06-01
    days on market $20,000 Active 20 DOM
15. 2026-05-31
    days on market $20,000 Active 19 DOM
16. 2026-05-30
    days on market $20,000 Active 18 DOM
17. 2026-05-11
    listed $20,000 Active 481-char remark

    Show marketing remark (481 chars)

    Calling all investors, flippers, and handy buyers! This 2-bedroom ranch-style home offers main floor living and plenty of potential for your next project. With the right vision and renovations, this property could make a great investment or rental opportunity. The home does need repairs and updates, including a roof and plumbing work, and is being sold as-is. Perfect for someone looking to renovate and add value. Don’t miss the chance to bring this property back to life!

18. 2026-05-11
    listed $20,000 Active

    Show marketing remark (481 chars)

    Calling all investors, flippers, and handy buyers! This 2-bedroom ranch-style home offers main floor living and plenty of potential for your next project. With the right vision and renovations, this property could make a great investment or rental opportunity. The home does need repairs and updates, including a roof and plumbing work, and is being sold as-is. Perfect for someone looking to renovate and add value. Don’t miss the chance to bring this property back to life!

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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: $12,885
• − Mortgage interest: −$1,120
• − Property taxes: −$604
• − Insurance: −$100
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$582
• Taxable income: $8,417
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $6,197/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
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $20,000 REALCOMP
• 2026-05-11 Listed $20,000 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $604 · -14.0% YoY. Source: county tax records.