2126 Maplewood St · Saginaw, MI 48601

$10,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 292 Days on market

Built 1904 9,148 sqft lot ↓ 56% since listing

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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

Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

Key facts

• Big double lot
• Solid frame
• 9,148 sq ft lot

Tags

• BIG DOUBLE LOT
• SOLID FRAME

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Water available; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 1,098 above-grade square feet
• Exterior features: Lot approximately 75 x 120 (0.21 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 116.5% 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: 199 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 $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 19y ago; this cycle's ask has dropped $8k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. 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?
8. 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.
9. 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.
10. 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: 12.50% ✓
• Cap rate: 116.50%
• Cash-on-cash: 393.60%
• DSCR: 18.51
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $41,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1928 Parkwood Ave	0.31mi	2/1.0 (-1)	1,105 (+1%)	5mo	$31,100	$28	76
2411 Beechwood Ave	0.26mi	3/1.0	952 (-13%)	8mo	$40,000	$42	59
1521 Fenton St	0.75mi	3/1.0	1,100 (+0%)	9mo	$28,000	$25	57
3232 Ruckle St	0.67mi	3/1.0	1,174 (+7%)	4mo	$41,000	$35	54
1432 Cornelia St	0.67mi	3/1.0	1,034 (-6%)	8mo	$23,000	$22	52
1222 Hiland St	0.71mi	2/1.0 (-1)	1,092 (-0%)	11mo	$34,100	$31	52
3221 Fulton St	0.58mi	3/1.5	972 (-12%)	1mo	$47,000	$48	51
3012 Walters Dr	0.70mi	3/1.0	1,008 (-8%)	7mo	$50,000	$50	48
3133 Glenwood Ave	0.67mi	3/1.0	936 (-15%)	6mo	$43,000	$46	39
2928 Walters Dr	0.68mi	3/1.0	936 (-15%)	7mo	$36,000	$38	38
2221 Owen St	0.52mi	2/2.0 (-1)	962 (-12%)	10mo	$12,500	$13	38
3123 Glenwood Ave	0.65mi	2/1.0 (-1)	940 (-14%)	11mo	$49,900	$53	31

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: 21.32×
• Total profit: $56,891
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 45.62×
• Total profit: $124,936
• Equity at exit: $865

Cash invested: $2,800 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $918

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	43d	1	0.69mi

Listing history 50 events

1. 2026-06-19
   days on market $10,000 Active 292 DOM
2. 2026-06-18
   days on market $10,000 Active 291 DOM
3. 2026-06-17
   days on market $10,000 Active 290 DOM
4. 2026-06-16
   days on market $10,000 Active 289 DOM
5. 2026-06-15
   days on market $10,000 Active 288 DOM
6. 2026-06-14
   days on market $10,000 Active 286 DOM
7. 2026-06-12
   days on market $10,000 Active 285 DOM
8. 2026-06-09
   days on market $10,000 Active 282 DOM
9. 2026-06-08
   days on market $10,000 Active 281 DOM
10. 2026-06-07
    days on market $10,000 Active 280 DOM
11. 2026-06-05
    days on market $10,000 Active 277 DOM
12. 2026-06-03
    days on market $10,000 Active 276 DOM
13. 2026-06-02
    days on market $10,000 Active 275 DOM
14. 2026-06-01
    days on market $10,000 Active 274 DOM
15. 2026-05-31
    days on market $10,000 Active 273 DOM
16. 2026-05-30
    days on market $10,000 Active 272 DOM
17. 2026-03-31
    status Active
18. 2026-03-27
    historical
19. 2026-03-02
    price $10,000 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

20. 2026-03-02
    price $10,000

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

21. 2026-01-08
    price $12,000 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

22. 2026-01-08
    status Active

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

23. 2026-01-08
    price $12,000

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

24. 2026-01-08
    status Active 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

25. 2026-01-02
    historical

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

26. 2026-01-02
    historical 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

27. 2025-12-06
    status Active

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

28. 2025-12-06
    status Active 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

29. 2025-12-02
    historical

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

30. 2025-12-02
    historical 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

31. 2025-11-15
    price $14,000 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

32. 2025-11-14
    price $14,000
33. 2025-08-19
    listed $18,000 Active

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

34. 2025-08-19
    listed $18,000 Active 277-char remark

    Show marketing remark (277 chars)

    Handyman Special! Bring your flashlight and bring your hammer to this lovely 3 bed 1 bath home. This homefeatures a spacious layout, big double lot, and a solid frame making it the perfect investment for a first time home buyer orinvestor alike. Don't wait, check it out today.

35. 2025-05-11
    historical
36. 2025-05-11
    historical
37. 2025-03-10
    listed $21,900 Active
38. 2025-03-10
    listed $21,900 Active
39. 2024-03-28
    soldstatus $15,500 Sold
40. 2024-03-28
    soldstatus $15,500 Closed
41. 2024-03-19
    status Pending
42. 2024-03-19
    status Pending
43. 2024-01-21
    price $15,000
44. 2024-01-21
    price $15,000
45. 2023-10-29
    price $16,000
46. 2023-10-28
    price $16,000
47. 2023-08-27
    price $18,000
48. 2023-08-27
    price $18,000
49. 2023-03-27
    listed $23,000 Active
50. 2023-03-27
    listed $23,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $15,000
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$291
• Taxable income: $11,549
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $8,249/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

-55.6% since first listed

48 events — show timeline

• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-02 Price Changed $10,000 MiRealSource-MiMLS
• 2026-03-02 Price Changed $10,000 REALCOMP
• 2026-01-08 Price Changed $12,000 MiRealSource-MiMLS
• 2026-01-08 Relisted — REALCOMP
• 2026-01-08 Price Changed $12,000 REALCOMP
• 2026-01-08 Relisted — MiRealSource-MiMLS
• 2026-01-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-02 Listing Removed — REALCOMP
• 2025-12-06 Relisted — REALCOMP
• 2025-12-06 Relisted — MiRealSource-MiMLS
• 2025-12-02 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Listing Removed — REALCOMP
• 2025-11-15 Price Changed $14,000 MiRealSource-MiMLS
• 2025-11-14 Price Changed $14,000 REALCOMP
• 2025-08-19 Listed $18,000 REALCOMP
• 2025-08-19 Listed $18,000 MiRealSource-MiMLS
• 2025-05-11 Listing Removed — REALCOMP
• 2025-05-11 Listing Removed — MiRealSource-MiMLS
• 2025-03-10 Listed $21,900 REALCOMP
• 2025-03-10 Listed $21,900 MiRealSource-MiMLS
• 2024-03-28 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2024-03-28 Sold (MLS) $15,500 REALCOMP
• 2024-03-19 Pending — MiRealSource-MiMLS
• 2024-03-19 Pending — REALCOMP
• 2024-01-21 Price Changed $15,000 MiRealSource-MiMLS
• 2024-01-21 Price Changed $15,000 REALCOMP
• 2023-10-29 Price Changed $16,000 MiRealSource-MiMLS
• 2023-10-28 Price Changed $16,000 REALCOMP
• 2023-08-27 Price Changed $18,000 MiRealSource-MiMLS
• 2023-08-27 Price Changed $18,000 REALCOMP
• 2023-03-27 Listed $23,000 MiRealSource-MiMLS
• 2023-03-27 Listed $23,000 REALCOMP
• 2023-03-01 Listing Removed — MiRealSource-MiMLS
• 2023-03-01 Listing Removed — REALCOMP
• 2023-01-05 Price Changed $23,000 MiRealSource-MiMLS
• 2023-01-04 Price Changed $23,000 REALCOMP
• 2022-11-30 Price Changed $26,000 MiRealSource-MiMLS
• 2022-11-29 Price Changed $26,000 REALCOMP
• 2022-11-06 Listed $31,000 MiRealSource-MiMLS
• 2022-11-06 Listed $31,000 REALCOMP
• 2022-11-04 Coming Soon — MiRealSource-MiMLS
• 2022-11-04 Coming Soon — REALCOMP
• 2008-01-18 Listing Removed — MiRealSource-MiMLS
• 2008-01-18 Listing Removed — REALCOMP
• 2007-01-18 Listed $22,500 MiRealSource-MiMLS
• 2007-01-18 Listed $22,500 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $806 · +47.6% YoY. Source: county tax records.