1943 Ottawa St · Saginaw, MI 48602

$105,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 112 Days on market

Built 1946 5,227 sqft lot Est $80k · 30% over ↓ 5% since listing

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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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity with built-in income! This 3-bedroom, 2-bath home is currently tenant-occupied with a lease in place through February 2027, offering immediate and reliable cash flow. 1943 Ottawa features fresh paint throughout a fully finished basement with additional office/room, providing additional living space that adds to its rental appeal. Major updates include a newer roof on both the home and garage, plus a newer hot water heater for added peace of mind. The detached garage is drywalled, and the fenced backyard offers functional outdoor space tenants appreciate. A well-maintained, income-producing property with long-term stability—perfect for investors looking to expand their portfolio with a solid, turnkey rental.

Key facts

• Newer roof
• Fenced backyard
• Detached garage

Tags

• FULLY FINISHED BASEMENT
• NEWER ROOF
• NEWER HOT WATER HEATER
• DETACHED GARAGE
• FENCED BACKYARD
• FUNCTIONAL OUTDOOR SPACE

Property features AI

Finance

• Other: Subdivision: GRATIOT HEIGHTS; Cross streets: Wheeler / Malzahn
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 car), paved and assigned
• Security: No specific security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Above-grade finished living area and additional finished area below grade
• Exterior features: Garden; Deck; Patio; Fenced yard; City lot; Paved road access (public maintained)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling
• Interior features: Finished basement; Gas water heater
• Laundry & utility: No specific laundry appliances provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $103k (1.5% below list).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 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 $726 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 112 days — a 9% lower offer ($96k) 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 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: 0.98% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $80,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Allegan St	0.06mi	2/1.0 (-1)	894 (-4%)	4mo	$91,000	$102	81
1902 Newberry St	0.11mi	3/1.0	1,004 (+7%)	4mo	$139,900	$139	79
1618 Greenwich St	0.36mi	2/1.0 (-1)	960 (+3%)	4mo	$79,900	$83	70
1802 Allegan St	0.16mi	2/1.0 (-1)	834 (-11%)	0mo	$79,900	$96	69
1700 Marquette St	0.45mi	2/1.0 (-1)	963 (+3%)	1mo	$80,000	$83	68
1542 Beech St	0.44mi	3/1.0	864 (-8%)	1mo	$102,000	$118	66
1529 Beech St	0.44mi	2/1.0 (-1)	859 (-8%)	1mo	$75,000	$87	60
1514 Marquette St	0.54mi	2/1.5 (-1)	986 (+5%)	2mo	$50,000	$51	57
1511 Osborn St	0.44mi	2/1.0 (-1)	1,041 (+11%)	1mo	$90,000	$86	55
1920 Vermont St	0.46mi	2/1.0 (-1)	840 (-10%)	5mo	$20,000	$24	52
1013 Maple St	0.72mi	3/1.0	1,034 (+10%)	2mo	$66,000	$64	47
1415 Lyon St	0.73mi	2/1.0 (-1)	1,068 (+14%)	0mo	$74,900	$70	37

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,643
• Equity at exit: $15,656

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,109
• Equity at exit: $9,078

Cash invested: $29,400 (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 48602

• Home prices YoY: -19.7%
• Rents YoY: 4.0%
• Active inventory: 250
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $99

Break-even live

Break-even rent $908

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $159	-5% $129	+0% $99	+5% $70	+10% $40
Rent	-10% $18	-5% $59	+0% $99	+5% $140	+10% $181
Rate	-1.0pp $152	-0.5pp $126	base $99	+0.5pp $72	+1.0pp $45

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	45d	1	1.26mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	45d	1	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 112 DOM
2. 2026-06-18
   days on market $105,000 Active 111 DOM
3. 2026-06-17
   days on market $105,000 Active 110 DOM
4. 2026-06-16
   days on market $105,000 Active 109 DOM
5. 2026-06-15
   days on market $105,000 Active 108 DOM
6. 2026-06-14
   days on market $105,000 Active 106 DOM
7. 2026-06-12
   days on market $105,000 Active 105 DOM
8. 2026-06-09
   days on market $105,000 Active 102 DOM
9. 2026-06-08
   days on market $105,000 Active 101 DOM
10. 2026-06-07
    days on market $105,000 Active 100 DOM
11. 2026-06-05
    days on market $105,000 Active 97 DOM
12. 2026-06-03
    days on market $105,000 Active 96 DOM
13. 2026-06-02
    days on market $105,000 Active 95 DOM
14. 2026-06-01
    days on market $105,000 Active 94 DOM
15. 2026-05-31
    days on market $105,000 Active 93 DOM
16. 2026-05-30
    days on market $105,000 Active 92 DOM
17. 2026-05-09
    price $105,000 753-char remark

    Show marketing remark (753 chars)

    Turnkey investment opportunity with built-in income! This 3-bedroom, 2-bath home is currently tenant-occupied with a lease in place through February 2027, offering immediate and reliable cash flow. 1943 Ottawa features fresh paint throughout a fully finished basement with additional office/room, providing additional living space that adds to its rental appeal. Major updates include a newer roof on both the home and garage, plus a newer hot water heater for added peace of mind. The detached garage is drywalled, and the fenced backyard offers functional outdoor space tenants appreciate. A well-maintained, income-producing property with long-term stability—perfect for investors looking to expand their portfolio with a solid, turnkey rental.

18. 2026-05-09
    price $105,000

    Show marketing remark (753 chars)

    Turnkey investment opportunity with built-in income! This 3-bedroom, 2-bath home is currently tenant-occupied with a lease in place through February 2027, offering immediate and reliable cash flow. 1943 Ottawa features fresh paint throughout a fully finished basement with additional office/room, providing additional living space that adds to its rental appeal. Major updates include a newer roof on both the home and garage, plus a newer hot water heater for added peace of mind. The detached garage is drywalled, and the fenced backyard offers functional outdoor space tenants appreciate. A well-maintained, income-producing property with long-term stability—perfect for investors looking to expand their portfolio with a solid, turnkey rental.

19. 2026-02-27
    listed $110,000 Active 753-char remark

    Show marketing remark (753 chars)

    Turnkey investment opportunity with built-in income! This 3-bedroom, 2-bath home is currently tenant-occupied with a lease in place through February 2027, offering immediate and reliable cash flow. 1943 Ottawa features fresh paint throughout a fully finished basement with additional office/room, providing additional living space that adds to its rental appeal. Major updates include a newer roof on both the home and garage, plus a newer hot water heater for added peace of mind. The detached garage is drywalled, and the fenced backyard offers functional outdoor space tenants appreciate. A well-maintained, income-producing property with long-term stability—perfect for investors looking to expand their portfolio with a solid, turnkey rental.

20. 2026-02-27
    listed $110,000 Active

    Show marketing remark (753 chars)

    Turnkey investment opportunity with built-in income! This 3-bedroom, 2-bath home is currently tenant-occupied with a lease in place through February 2027, offering immediate and reliable cash flow. 1943 Ottawa features fresh paint throughout a fully finished basement with additional office/room, providing additional living space that adds to its rental appeal. Major updates include a newer roof on both the home and garage, plus a newer hot water heater for added peace of mind. The detached garage is drywalled, and the fenced backyard offers functional outdoor space tenants appreciate. A well-maintained, income-producing property with long-term stability—perfect for investors looking to expand their portfolio with a solid, turnkey rental.

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$71/yr (+$6/mo · 4.8%)

ⓘ 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: $12,407
• − Mortgage interest: −$5,882
• − Property taxes: −$1,476
• − Insurance: −$525
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,055
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,317/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

-4.5% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $105,000 MiRealSource-MiMLS
• 2026-05-09 Price Changed $105,000 REALCOMP
• 2026-02-27 Listed $110,000 REALCOMP
• 2026-02-27 Listed $110,000 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $1,476 · -16.3% YoY. Source: county tax records.