1814 Hartsuff St · Saginaw, MI 48601

$13,000

3 bd · 2.0 ba · 2,084 sqft · SingleFamily public records · 105 Days on market

Built 1909 6,970 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

Key facts

• 6,970 sq ft lot
• Built 1909
• Listed 104 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 60 x 120 (0.16 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.
• Cap rate 98.6% 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: 201 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 $90 of loan paydown is wiped out by about $390 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 10.97% ✓
• Cap rate: 98.57%
• Cash-on-cash: 329.56%
• DSCR: 15.66
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $43,764
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 S 17th St	0.30mi	3/1.0	1,988 (-5%)	0mo	$59,900	$30	74
3111 Rust Ave	0.61mi	3/1.5	1,932 (-7%)	0mo	$54,900	$28	57
3403 Rust St	0.56mi	3/1.5	1,900 (-9%)	6mo	$40,000	$21	52
2202 Cherry St	0.67mi	4/1.0 (+1)	1,988 (-5%)	4mo	$42,500	$21	49
411 S 5th St	0.68mi	3/2.5	2,285 (+10%)	14mo	$27,000	$12	38
510 S 21st St	0.74mi	3/1.0	1,889 (-9%)	16mo	$88,500	$47	33
910 S Warren Ave	0.71mi	4/1.5 (+1)	1,872 (-10%)	13mo	$35,000	$19	32

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: —
• Equity multiple: 17.92×
• Total profit: $61,607
• Equity at exit: $1,938

10-year hold

• IRR: —
• Equity multiple: 38.31×
• Total profit: $135,811
• Equity at exit: $1,124

Cash invested: $3,640 (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: 201
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$68
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $1,000

Break-even live

Break-even rent $161

Max offer price $13,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,046	-5% $1,042	+0% $1,000	+5% $996	+10% $992
Rent	-10% $887	-5% $943	+0% $1,000	+5% $1,056	+10% $1,112
Rate	-1.0pp $1,006	-0.5pp $1,003	base $1,000	+0.5pp $996	+1.0pp $993

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $13,000 Active 105 DOM
2. 2026-06-18
   days on market $13,000 Active 104 DOM
3. 2026-06-17
   days on market $13,000 Active 103 DOM
4. 2026-06-16
   days on market $13,000 Active 102 DOM
5. 2026-06-15
   days on market $13,000 Active 101 DOM
6. 2026-06-14
   days on market $13,000 Active 99 DOM
7. 2026-06-12
   days on market $13,000 Active 98 DOM
8. 2026-06-09
   days on market $13,000 Active 95 DOM
9. 2026-06-08
   days on market $13,000 Active 94 DOM
10. 2026-06-07
    days on market $13,000 Active 93 DOM
11. 2026-06-05
    days on market $13,000 Active 90 DOM
12. 2026-06-03
    days on market $13,000 Active 89 DOM
13. 2026-06-02
    days on market $13,000 Active 88 DOM
14. 2026-06-01
    days on market $13,000 Active 87 DOM
15. 2026-05-31
    days on market $13,000 Active 86 DOM
16. 2026-05-30
    days on market $13,000 Active 85 DOM
17. 2026-05-20
    price $13,000 102-char remark

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

18. 2026-05-19
    price $13,000
19. 2026-04-29
    price $17,500 102-char remark

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

20. 2026-04-28
    price $17,500
21. 2026-04-06
    price $19,900 102-char remark

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

22. 2026-04-06
    price $19,900

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

23. 2026-03-17
    price $24,900 102-char remark

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

24. 2026-03-16
    price $24,900
25. 2026-03-06
    listed $29,900 Active 102-char remark

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

26. 2026-03-06
    listed $29,900 Active

    Show marketing remark (102 chars)

    Large home previously zoned for multifamily use. Home requires full remodel. Schedule your tour today!

27. 2025-05-13
    historical
28. 2025-05-13
    historical
29. 2025-04-03
    price $28,000
30. 2025-04-03
    price $28,000
31. 2025-03-18
    price $32,000
32. 2025-03-18
    price $32,000
33. 2025-02-24
    listed $36,000 Active
34. 2025-02-24
    listed $36,000 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: $644 · $54/mo
• Projected year-2 tax: $644 · $54/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $17,118
• − Mortgage interest: −$728
• − Property taxes: −$644
• − Insurance: −$65
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$378
• Taxable income: $12,563
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $8,981/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
• City population: 54,884
• 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

-63.9% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $13,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $13,000 REALCOMP
• 2026-04-29 Price Changed $17,500 MiRealSource-MiMLS
• 2026-04-28 Price Changed $17,500 REALCOMP
• 2026-04-06 Price Changed $19,900 MiRealSource-MiMLS
• 2026-04-06 Price Changed $19,900 REALCOMP
• 2026-03-17 Price Changed $24,900 MiRealSource-MiMLS
• 2026-03-16 Price Changed $24,900 REALCOMP
• 2026-03-06 Listed $29,900 REALCOMP
• 2026-03-06 Listed $29,900 MiRealSource-MiMLS
• 2025-05-13 Listing Removed — MiRealSource-MiMLS
• 2025-05-13 Listing Removed — REALCOMP
• 2025-04-03 Price Changed $28,000 MiRealSource-MiMLS
• 2025-04-03 Price Changed $28,000 REALCOMP
• 2025-03-18 Price Changed $32,000 MiRealSource-MiMLS
• 2025-03-18 Price Changed $32,000 REALCOMP
• 2025-02-24 Listed $36,000 REALCOMP
• 2025-02-24 Listed $36,000 MiRealSource-MiMLS

Property tax history

-4.6%/yr

Latest (2025): $644 · -17.1% YoY. Source: county tax records.