1715 Hancock St · Saginaw, MI 48602

$49,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 83 Days on market

Built 1884 6,098 sqft lot Est $68k · 28% under

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

Listing remarks MLS

Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

Key facts

• Convenient laundry
• Pantry
• Newer furnace

Tags

• CONVENIENT LAUNDRY
• PANTRY
• MUDROOM
• NEWER ROOF
• NEWER FURNACE
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Has homeowners association

Exterior

• Parking: Detached garage (1 car), paved, assigned parking; Other structures: Workshop
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Residential zoning; Subdivision: BRENNERS ADDITION; Cross streets: N Carolina & N Charles
• Construction: Vinyl siding; Pillar/post/pier foundation; Above-grade finished area: 970 square feet
• Exterior features: Front porch; City lot; Paved road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Pantry; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 8.3% 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: Rents rising (+4.0%/yr); 250 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 $339 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 + 4.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $16k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $67,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 Hancock St	0.00mi	2/1.0	970 (0%)	1mo	$42,500	$44	100
2821 Cooper Ave	0.38mi	2/1.0	917 (-6%)	3mo	$95,000	$104	70
1719 N Charles St	0.49mi	3/1.0 (+1)	960 (-1%)	1mo	$37,000	$39	69
310 S Bates St	0.33mi	3/1.0 (+1)	1,069 (+10%)	2mo	$42,000	$39	61
1415 Lyon St	0.48mi	2/1.0	1,068 (+10%)	0mo	$74,900	$70	60
703 N Bond St	0.50mi	2/1.0	1,056 (+9%)	2mo	$9,000	$9	60
35 Congress Court A	0.53mi	3/1.5 (+1)	1,026 (+6%)	0mo	$115,000	$112	58
1511 Osborn St	0.69mi	2/1.0	1,041 (+7%)	1mo	$90,000	$86	55
1608 Congress Ave	0.74mi	3/1.0 (+1)	948 (-2%)	3mo	$64,000	$68	55
2125 State St	0.75mi	3/1.0 (+1)	986 (+2%)	4mo	$40,200	$41	54
1529 Beech St	0.66mi	2/1.0	859 (-11%)	1mo	$75,000	$87	49
1542 Beech St	0.66mi	3/1.0 (+1)	864 (-11%)	1mo	$102,000	$118	45

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: 28.7%
• Equity multiple: 2.21×
• Total profit: $16,666
• Equity at exit: $7,306

10-year hold

• IRR: 36.7%
• Equity multiple: 4.57×
• Total profit: $48,995
• Equity at exit: $4,237

Cash invested: $13,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $938 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $371

Break-even live

Break-even rent $468

Max offer price $49,000

Occupancy floor 55%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-21
   status Pending

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

2. 2026-05-21
   status Pending 585-char remark

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

3. 2026-05-09
   price $49,000 585-char remark

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

4. 2026-05-09
   price $49,000

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

5. 2026-03-25
   price $59,900 585-char remark

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

6. 2026-03-25
   price $59,900

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

7. 2026-02-26
   listed $64,900 Active

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

8. 2026-02-26
   listed $64,900 Active 585-char remark

   Show marketing remark (585 chars)

   Located directly across from the Butman-Fish Library in the City of Saginaw, this 2-bedroom bungalow offers a practical layout and strong potential. The main floor features convenient laundry, along with a pantry and mudroom for added functionality. Major mechanical updates have already been completed, including a newer roof and newer furnace. Outside, you’ll find a partially fenced backyard and a detached brick storage shed, providing additional storage space. A solid opportunity whether you’re looking to expand your investment portfolio or purchase your first home.

9. 2023-01-24
   historical
10. 2023-01-24
    historical
11. 2022-11-23
    price $35,000
12. 2022-11-22
    price $35,000
13. 2022-11-22
    listed $30,000 Active
14. 2022-11-22
    listed $30,000 Active
15. 2005-12-14
    soldstatus $38,000
16. 2005-12-02
    historical
17. 2005-12-01
    soldstatus $38,000
18. 2005-08-23
    listed $37,500

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,107 · $92/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 3/10 Moderate 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: $11,252
• − Mortgage interest: −$2,745
• − Property taxes: −$1,107
• − Insurance: −$245
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$1,425
• Taxable income: $3,930
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,511/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

+30.7% since first listed

18 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-09 Price Changed $49,000 MiRealSource-MiMLS
• 2026-05-09 Price Changed $49,000 REALCOMP
• 2026-03-25 Price Changed $59,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $59,900 REALCOMP
• 2026-02-26 Listed $64,900 MiRealSource-MiMLS
• 2026-02-26 Listed $64,900 REALCOMP
• 2023-01-24 Listing Removed — MiRealSource-MiMLS
• 2023-01-24 Listing Removed — REALCOMP
• 2022-11-23 Price Changed $35,000 MiRealSource-MiMLS
• 2022-11-22 Price Changed $35,000 REALCOMP
• 2022-11-22 Listed $30,000 MiRealSource-MiMLS
• 2022-11-22 Listed $30,000 REALCOMP
• 2005-12-14 Sold (Public Records) $38,000 Public Records
• 2005-12-02 Listing Removed — MiRealSource-MiMLS
• 2005-12-01 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2005-08-23 Listed $37,500 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $1,107 · -16.3% YoY. Source: county tax records.