722 Homedale St · Saginaw, MI 48604

$139,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 1 Days on market

Built 1952 7,405 sqft lot Est $107k · 30% over

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Why this score? — see what drove the F 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 +16.9/30.0
• DSCR +5.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom brick ranch in a peaceful Carleton neighborhood. This home boasts 1.5 baths, a fully updated kitchen with new stove and microwave, a full basement, and two cozy fireplaces. Recent upgrades include a new metal roof on the garage and a stylish step-in shower. A perfect blend of comfort and convenience—ready for you to make it yours!"

Key facts

• 7,405 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached assigned garage (1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Block foundation; Above-grade finished living area and additional below-grade finished area
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Microwave; Oven; Range
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Microwave; Oven; Range; Fireplace in living room and basement; Partially finished basement with block foundation and sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $92 ($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 $115k (17.8% below list).
• Recommended offer: $115k (17.8% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute F.
• Carrollton Public Schools (suburban): math 9% / reading 26% proficiency, ranked #485 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carrollton Elementary School (math 8% / reading 19%, grade F, #1,200 of 1,397 statewide, top 86%, 688 students, 83% FRL); Carrollton Middle School (math 8% / reading 27%, grade F, #436 of 493 statewide, top 89%, 372 students, 81% FRL); Carrollton High School (math 15% / reading 54%, grade F, #369 of 713 statewide, top 52%, 484 students, 73% FRL).
• Market conditions: 71 active listings in the ZIP; 1 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 $967 of loan paydown is wiped out by about $4k 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.
• 6 sale attempts since 25y ago 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.
• Current owner paid $36k; list at $140k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000 (17.8% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $107,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
589 Tulane St	0.30mi	2/1.0	840 (+1%)	2mo	$108,500	$129	83
3034 N Michigan Ave	0.21mi	2/2.0	848 (+2%)	10mo	$105,000	$124	75
555 Pioneer Trail St	0.23mi	2/2.0	864 (+4%)	7mo	$119,000	$138	73
3275 Church St	0.31mi	2/1.0	803 (-4%)	13mo	$88,500	$110	69
587 Meadowlawn St	0.15mi	3/1.0 (+1)	925 (+11%)	7mo	$127,000	$137	63
2918 Jackson St	0.52mi	2/1.0	810 (-3%)	14mo	$39,000	$48	60
3030 Carla Dr	0.74mi	3/1.0 (+1)	864 (+4%)	6mo	$115,000	$133	50
634 Fleetwood Dr	0.52mi	3/2.0 (+1)	888 (+7%)	8mo	$138,500	$156	49
2529 N BOND St	0.72mi	2/1.0	763 (-8%)	6mo	$65,000	$85	47
806 Nylon St	0.36mi	3/2.0 (+1)	922 (+11%)	15mo	$85,000	$92	44
2558 N Bond St	0.66mi	3/1.0 (+1)	888 (+7%)	14mo	$80,000	$90	42
3805 Ventura Dr	0.69mi	3/1.0 (+1)	950 (+14%)	2mo	$166,000	$175	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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,886
• Equity at exit: $20,860

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,464
• Equity at exit: $12,096

Cash invested: $39,172 (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 48604

• Home prices YoY: -24.6%
• Active inventory: 71
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $92

Break-even live

Break-even rent $1,034

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $171	-5% $132	+0% $92	+5% $52	+10% $-155
Rent	-10% $1	-5% $47	+0% $92	+5% $137	+10% $183
Rate	-1.0pp $162	-0.5pp $128	base $92	+0.5pp $56	+1.0pp $19

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,150	$1.21	45d	15	1.17mi

Listing history 2 events

1. 2026-06-18
   remarks 352-char remark
2. 2026-06-18
   listed $139,900 Pending 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: $295 · $25/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$930/yr (+$77/mo · 315.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$7,837
• − Property taxes: −$295
• − Insurance: −$700
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,070
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $1,418/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: Carrollton Public Schools
• NCES district ID: 2608070
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,147
• Composite: 14.74/100
• National rank: #9395
• State rank: #485 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

• City population: 54,884
• Population (ZIP): 11,284

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 1%

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: ▼ -68.55%
• Current HPI: 210.5278
• 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

+100.1% since first listed

15 events — show timeline

• 2026-06-17 Pending — REALCOMP
• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-16 Listed $139,900 MiRealSource-MiMLS
• 2026-06-16 Listed $139,900 REALCOMP
• 2013-03-28 Sold (MLS) $36,024 REALCOMP
• 2013-03-28 Sold (MLS) $36,024 MiRealSource-MiMLS
• 2012-10-10 Listing Removed — MiRealSource-MiMLS
• 2012-09-29 Listed $36,000 REALCOMP
• 2012-09-29 Listed $36,000 MiRealSource-MiMLS
• 2002-02-12 Sold (Public Records) $66,000 Public Records
• 2002-01-07 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2002-01-07 Sold (MLS) $66,000 REALCOMP
• 2001-12-11 Listing Removed — MiRealSource-MiMLS
• 2001-10-10 Listed $69,900 MiRealSource-MiMLS
• 2001-10-10 Listed $69,900 REALCOMP

Property tax history

-14.4%/yr

Latest (2025): $295 · -85.3% YoY. Source: county tax records.