3303 Tatham Rd · Bridgeport, MI 48601

$109,900

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 1 Days on market

Built 1947 0.81 ac 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• 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

Cute little 4-bedroom home with a partially finished basement, a garage and a nice country setting. This one is conveniently located near Saginaw and close to everything you need. There is a covered porch in back to sit and watch the birds in your park-like back yard. A new coat of paint and some updates and you will bring this one back to a beautiful home. Call today!

Key facts

• Covered porch
• Park-like back yard
• 0.81 acre lot

Tags

• PARTIALLY FINISHED BASEMENT
• COVERED PORCH
• PARK-LIKE BACK YARD

Property features AI

Exterior

• Parking: Detached 2-car garage with electric in garage
• Utilities: Public water; Public sanitary sewer; Natural gas
• Home design: Residential property; 1 1/2-story structure; Built in 1947
• Construction: Vinyl siding exterior; Poured foundation; Basement (partially finished below grade finished area present)
• Exterior features: Porch; Corner lot; Road frontage

Interior

• Kitchen: 12 x 10 kitchen with vinyl flooring; Range/Oven; Refrigerator; Disposal
• Bedrooms: Bedroom 1 (Entry): 11 x 9, carpet; Bedroom 2 (Entry): 10 x 9, carpet; Bedroom 3 (Upper): ~10 wide, carpet; Bedroom 4 (Upper): 12 x 10, carpet
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen, bathrooms, and laundry
• Bathrooms: One full bathroom; One additional lavatory (total 2 baths/lavatories); Main bathroom (Entry): approximately 7 x 5, vinyl floor; Basement lavatory: approximately 4 x 4, vinyl floor
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Living room; Sun/Florida room; Has basement (poured foundation)
• Laundry & utility: Basement laundry room (9 x 9) with vinyl flooring

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 $64 ($764/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 $90k (18.3% below list).
• Recommended offer: $90k (18.3% below list) — sets the bar for 1% rule.

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: 199 active listings in the ZIP; 3 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,818 (18.3% below list)

Questions for the listing agent

1. Built in 1947 — 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 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2799 Longview Ave	0.55mi	3/1.0	968 (+6%)	3mo	$37,500	$39	62
5032 Akron St	0.59mi	3/1.0	960 (+6%)	4mo	$80,000	$83	60
1726 Prospect St	0.61mi	3/1.0	864 (-5%)	6mo	$33,900	$39	58
2839 Ohio Ave	0.46mi	2/1.0 (-1)	888 (-2%)	14mo	$72,500	$82	58
1890 Prospect St	0.47mi	3/1.0	864 (-5%)	14mo	$57,000	$66	57
5025 Peterson St	0.72mi	2/1.0 (-1)	884 (-3%)	1mo	$29,500	$33	56
1800 Prospect St	0.54mi	3/1.0	864 (-5%)	15mo	$62,000	$72	54
2837 Longview Ave	0.51mi	2/1.0 (-1)	864 (-5%)	14mo	$89,900	$104	51
2735 Ohio St	0.57mi	2/1.0 (-1)	832 (-9%)	5mo	$57,000	$69	50
3531 Summer Ln	0.50mi	2/1.0 (-1)	804 (-12%)	5mo	$47,500	$59	48
3519 Hidden Ln	0.56mi	3/1.0	1,008 (+11%)	13mo	$95,000	$94	45
4749 Strathmoor St	0.73mi	2/2.0 (-1)	960 (+6%)	12mo	$90,000	$94	38

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-13,812
• Equity at exit: $16,386

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-7,037
• 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: 199
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $64

Break-even live

Break-even rent $818

Max offer price $109,900

Occupancy floor 88%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Gemini St Unit GE2800 Saginaw, MI	3.0	2.0	960	$920	$0.96	44d	1	0.61mi
2564 Apollo Dr Unit AP2564 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	0.85mi
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	44d	1	0.86mi

Listing history 3 events

1. 2026-06-18
   listing id $109,900 Active 1 DOM
2. 2026-06-18
   remarks 371-char remark
3. 2026-06-18
   listed $109,900 Active 1 DOM

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$703/yr (+$59/mo · 246.1%)

ⓘ 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 2/10 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: $10,778
• − Mortgage interest: −$6,156
• − Property taxes: −$286
• − Insurance: −$550
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$3,197
• Taxable loss: −$1,135
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,036/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
• 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

1 event — show timeline

• 2026-06-17 Listed $109,900 MiRealSource-MiMLS

Property tax history

-10.6%/yr

Latest (2025): $286 · -83.8% YoY. Source: county tax records.