1548 Maine St · Saginaw, MI 48602

$85,000

3 bd · 1.0 ba · 973 sqft · SingleFamily public records · 3 Days on market

Built 1929 5,663 sqft lot Est $62k · 36% over

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Why this score? — see what drove the C- 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• 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

Move-in ready 3-bedroom, 1-bath ranch featuring a brand-new roof with a transferable lifetime craftsmanship warranty. The interior has been freshly painted throughout with a neutral color palette. Both the kitchen and bathroom feature brand-new luxury vinyl plank (LVP) flooring for maximum durability. The kitchen comes fully equipped with a new stainless steel appliance package. Includes a full basement offering ample storage or room for future expansion. Perfect for a first-time homebuyer or investor looking for a turn-key property with no upcoming major roof expenses. Schedule your showing today!

Key facts

• Full basement
• Solid layout
• 5,663 sq ft lot

Tags

• FULL BASEMENT
• SOLID LAYOUT
• OPPORTUNITY FOR RENOVATION

Property features AI

Finance

• Other: Located in the Binder & Seyffardts Addition subdivision; Cross streets: Maple and S. Elm St.
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation; Built with above-grade finished area of 980 square feet
• Exterior features: Lot dimensions approximately 42 x 130; Lot about 0.13 acre; No pool

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating fueled by natural gas; No central cooling
• Interior features: Block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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 $588 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 2y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1929 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $62,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Marquette St	0.16mi	2/1.0 (-1)	963 (-1%)	1mo	$80,000	$83	85
1514 Marquette St	0.14mi	2/1.5 (-1)	986 (+1%)	2mo	$50,000	$51	83
1013 Maple St	0.15mi	3/1.0	1,034 (+6%)	2mo	$66,000	$64	80
2233 S Niagara St	0.49mi	3/1.0	972 (-0%)	1mo	$44,000	$45	76
1753 Kendrick St	0.31mi	3/1.5	936 (-4%)	2mo	$60,000	$64	75
1717 S Hamilton St	0.44mi	2/1.0 (-1)	960 (-1%)	4mo	$42,000	$44	69
1 Southlawn Ct	0.23mi	3/1.0	1,090 (+12%)	4mo	$116,900	$107	66
1757 Burnham Dr	0.42mi	4/1.0 (+1)	1,097 (+13%)	2mo	$63,000	$57	52
1511 Osborn St	0.68mi	2/1.0 (-1)	1,041 (+7%)	1mo	$90,000	$86	51
4135 Green St	0.68mi	2/1.0 (-1)	900 (-8%)	3mo	$32,500	$36	48
1802 Allegan St	0.51mi	2/1.0 (-1)	834 (-14%)	0mo	$79,900	$96	47
1522 Gilbert St	0.72mi	2/1.0 (-1)	1,112 (+14%)	1mo	$67,000	$60	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-378
• Equity at exit: $12,674

10-year hold

• IRR: 10.3%
• Equity multiple: 1.84×
• Total profit: $19,989
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $194

Break-even live

Break-even rent $784

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $242	-5% $218	+0% $194	+5% $170	+10% $146
Rent	-10% $112	-5% $153	+0% $194	+5% $234	+10% $275
Rate	-1.0pp $236	-0.5pp $215	base $194	+0.5pp $172	+1.0pp $149

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: $21,250
• Closing costs: $2,550
• 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	44d	1	0.73mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	44d	1	0.83mi

Listing history 6 events

1. 2026-06-19
   days on market $85,000 Active 3 DOM
2. 2026-06-18
   days on market $85,000 Active 2 DOM
3. 2026-06-17
   remarks 605-char remark

   Show marketing remark (605 chars)

   Move-in ready 3-bedroom, 1-bath ranch featuring a brand-new roof with a transferable lifetime craftsmanship warranty. The interior has been freshly painted throughout with a neutral color palette. Both the kitchen and bathroom feature brand-new luxury vinyl plank (LVP) flooring for maximum durability. The kitchen comes fully equipped with a new stainless steel appliance package. Includes a full basement offering ample storage or room for future expansion. Perfect for a first-time homebuyer or investor looking for a turn-key property with no upcoming major roof expenses. Schedule your showing today!

4. 2026-06-17
   price $85,000 Active 1 DOM

   Show marketing remark (605 chars)

   Move-in ready 3-bedroom, 1-bath ranch featuring a brand-new roof with a transferable lifetime craftsmanship warranty. The interior has been freshly painted throughout with a neutral color palette. Both the kitchen and bathroom feature brand-new luxury vinyl plank (LVP) flooring for maximum durability. The kitchen comes fully equipped with a new stainless steel appliance package. Includes a full basement offering ample storage or room for future expansion. Perfect for a first-time homebuyer or investor looking for a turn-key property with no upcoming major roof expenses. Schedule your showing today!

5. 2026-06-17
   remarks 191-char remark

   Show marketing remark (605 chars)

   Move-in ready 3-bedroom, 1-bath ranch featuring a brand-new roof with a transferable lifetime craftsmanship warranty. The interior has been freshly painted throughout with a neutral color palette. Both the kitchen and bathroom feature brand-new luxury vinyl plank (LVP) flooring for maximum durability. The kitchen comes fully equipped with a new stainless steel appliance package. Includes a full basement offering ample storage or room for future expansion. Perfect for a first-time homebuyer or investor looking for a turn-key property with no upcoming major roof expenses. Schedule your showing today!

6. 2026-06-17
   listed $69,500 Active 1 DOM

   Show marketing remark (605 chars)

   Move-in ready 3-bedroom, 1-bath ranch featuring a brand-new roof with a transferable lifetime craftsmanship warranty. The interior has been freshly painted throughout with a neutral color palette. Both the kitchen and bathroom feature brand-new luxury vinyl plank (LVP) flooring for maximum durability. The kitchen comes fully equipped with a new stainless steel appliance package. Includes a full basement offering ample storage or room for future expansion. Perfect for a first-time homebuyer or investor looking for a turn-key property with no upcoming major roof expenses. Schedule your showing today!

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 ≥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: $12,351
• − Mortgage interest: −$4,761
• − Property taxes: −$1,659
• − Insurance: −$425
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,473
• Taxable income: $1,057
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,071/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

+63.5% since first listed

30 events — show timeline

• 2026-06-17 Price Changed $85,000 MiRealSource-MiMLS
• 2026-06-17 Price Changed $85,000 REALCOMP
• 2026-06-16 Listed $69,500 REALCOMP
• 2026-06-16 Relisted — REALCOMP
• 2026-06-16 Relisted — MiRealSource-MiMLS
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $69,500 MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Price Changed $69,500 MiRealSource-MiMLS
• 2026-04-29 Price Changed $69,500 REALCOMP
• 2026-04-13 Relisted — REALCOMP
• 2026-04-13 Relisted — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-01-20 Listed $77,000 REALCOMP
• 2026-01-20 Listed $77,000 MiRealSource-MiMLS
• 2025-12-02 Listing Removed — REALCOMP
• 2025-12-02 Listing Removed — MiRealSource-MiMLS
• 2025-11-27 Price Changed $71,900 MiRealSource-MiMLS
• 2025-11-26 Price Changed $71,900 REALCOMP
• 2025-09-04 Listed $75,000 REALCOMP
• 2025-09-04 Listed $75,000 MiRealSource-MiMLS
• 2024-10-28 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2024-10-28 Sold (MLS) $60,000 REALCOMP
• 2024-10-06 Pending — REALCOMP
• 2024-10-06 Pending — MiRealSource-MiMLS
• 2024-10-02 Listed $52,000 MiRealSource-MiMLS
• 2024-10-02 Listed $52,000 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $1,659 · +27.3% YoY. Source: county tax records.