1732 Stanley St · Saginaw, MI 48602

$30,000

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 25 Days on market

Built 1949 6,534 sqft lot ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Perfect starter home or an outstanding rental property! New roof (2023), New flooring (2024), New paint (2024), New Garage door (2023), Updated bathroom (2023), New interior doors (2023), New Pex lines throughout the house, Porch new in (2023). Grab the family and move in!

Key facts

• New flooring
• New paint
• New interior doors

Tags

• NEW ROOF
• NEW FLOORING
• NEW PAINT
• NEW GARAGE DOOR
• UPDATED BATHROOM
• NEW INTERIOR DOORS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum and wood siding
• Exterior features: Paved road access; Lot dimensions approximately 50 x 128 (0.15 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.0% 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; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $36k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.38% ✓
• Cap rate: 28.02%
• Cash-on-cash: 77.60%
• DSCR: 4.45
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $68,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1757 Burnham Dr	0.23mi	4/1.0 (+1)	1,097 (+3%)	2mo	$63,000	$57	77
1522 Gilbert St	0.33mi	2/1.0 (-1)	1,112 (+5%)	1mo	$67,000	$60	71
1013 Maple St	0.48mi	3/1.0	1,034 (-3%)	2mo	$66,000	$64	71
2233 S Niagara St	0.38mi	3/1.0	972 (-9%)	1mo	$44,000	$45	67
2116 W Michigan Ave	0.41mi	3/1.0	1,159 (+9%)	4mo	$125,000	$108	62
1753 Kendrick St	0.35mi	3/1.5	936 (-12%)	2mo	$60,000	$64	60
1622 Maine St	0.62mi	3/1.0	1,007 (-5%)	6mo	$99,000	$98	57
2206 Jerome St	0.38mi	2/1.0 (-1)	937 (-12%)	6mo	$23,000	$25	53
1725 Kendrick St	0.34mi	2/1.5 (-1)	944 (-11%)	7mo	$68,000	$72	53
123 Vermont St	0.72mi	2/1.0 (-1)	1,010 (-5%)	5mo	$78,000	$77	49
1717 S Hamilton St	0.67mi	2/1.0 (-1)	960 (-10%)	4mo	$42,000	$44	44
1700 Marquette St	0.75mi	2/1.0 (-1)	963 (-9%)	1mo	$80,000	$83	44

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: 78.9%
• Equity multiple: 4.67×
• Total profit: $30,792
• Equity at exit: $4,473

10-year hold

• IRR: 82.6%
• Equity multiple: 10.02×
• Total profit: $75,774
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $543

Break-even live

Break-even rent $326

Max offer price $30,000

Occupancy floor 41%

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: $7,500
• Closing costs: $900
• 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	43d	1	0.13mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	43d	1	0.21mi

Listing history 31 events

1. 2026-06-19
   days on market $30,000 Active 25 DOM
2. 2026-06-18
   days on market $30,000 Active 24 DOM
3. 2026-06-17
   days on market $30,000 Active 23 DOM
4. 2026-06-16
   days on market $30,000 Active 22 DOM
5. 2026-06-16
   price $30,000 Active 21 DOM
6. 2026-06-15
   days on market $46,000 Active 21 DOM
7. 2026-06-14
   days on market $46,000 Active 19 DOM
8. 2026-06-12
   days on market $46,000 Active 18 DOM
9. 2026-06-09
   days on market $46,000 Active 15 DOM
10. 2026-06-08
    days on market $46,000 Active 14 DOM
11. 2026-06-07
    days on market $46,000 Active 13 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    pricestatusdays on market $46,000 Active 10 DOM
14. 2026-05-15
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Perfect starter home or an outstanding rental property! New roof (2023), New flooring (2024), New paint (2024), New Garage door (2023), Updated bathroom (2023), New interior doors (2023), New Pex lines throughout the house, Porch new in (2023). Grab the family and move in!

15. 2026-05-15
    status Pending

    Show marketing remark (273 chars)

    Perfect starter home or an outstanding rental property! New roof (2023), New flooring (2024), New paint (2024), New Garage door (2023), Updated bathroom (2023), New interior doors (2023), New Pex lines throughout the house, Porch new in (2023). Grab the family and move in!

16. 2026-05-06
    listed $66,000 Active 273-char remark

    Show marketing remark (273 chars)

    Perfect starter home or an outstanding rental property! New roof (2023), New flooring (2024), New paint (2024), New Garage door (2023), Updated bathroom (2023), New interior doors (2023), New Pex lines throughout the house, Porch new in (2023). Grab the family and move in!

17. 2026-05-06
    listed $66,000 Active

    Show marketing remark (273 chars)

    Perfect starter home or an outstanding rental property! New roof (2023), New flooring (2024), New paint (2024), New Garage door (2023), Updated bathroom (2023), New interior doors (2023), New Pex lines throughout the house, Porch new in (2023). Grab the family and move in!

18. 2025-08-20
    historical
19. 2025-08-20
    historical
20. 2025-07-23
    price $69,000
21. 2025-07-23
    price $69,000
22. 2025-07-01
    price $75,000
23. 2025-06-30
    price $75,000
24. 2025-05-16
    status Active
25. 2025-05-16
    status Active
26. 2025-04-22
    status Pending
27. 2025-04-21
    historical
28. 2025-03-22
    status Pending
29. 2025-03-22
    status Pending
30. 2025-03-10
    listed $89,000 Active
31. 2025-03-10
    listed $89,000 Active

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,049 · $87/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 ≥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: $12,159
• − Mortgage interest: −$1,680
• − Property taxes: −$1,049
• − Insurance: −$150
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$873
• Taxable income: $6,461
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $4,968/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

-25.8% since first listed

18 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-06 Listed $66,000 REALCOMP
• 2026-05-06 Listed $66,000 MiRealSource-MiMLS
• 2025-08-20 Listing Removed — REALCOMP
• 2025-08-20 Listing Removed — MiRealSource-MiMLS
• 2025-07-23 Price Changed $69,000 MiRealSource-MiMLS
• 2025-07-23 Price Changed $69,000 REALCOMP
• 2025-07-01 Price Changed $75,000 MiRealSource-MiMLS
• 2025-06-30 Price Changed $75,000 REALCOMP
• 2025-05-16 Relisted — MiRealSource-MiMLS
• 2025-05-16 Relisted — REALCOMP
• 2025-04-22 Pending — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-22 Pending — MiRealSource-MiMLS
• 2025-03-22 Pending — REALCOMP
• 2025-03-10 Listed $89,000 REALCOMP
• 2025-03-10 Listed $89,000 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $1,049 · -16.3% YoY. Source: county tax records.