703 S Mason St · Saginaw, MI 48602

$99,000

3 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 228 Days on market

Built 1870 9,148 sqft lot Est $94k · 5% over

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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 +19.2/30.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• ARV discount +5.2/15.0
• 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

Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

Key facts

• Covered porch
• New carpeting
• Finished basement

Tags

• MODERN KITCHEN
• FULLY REMODELED BATHROOM
• FINISHED BASEMENT
• COVERED PORCH
• PRIVACY FENCED YARD
• NEW CARPETING

Property features AI

Finance

• Other: Lot approximately 75 x 120 (0.21 acre)
• HOA & community: Homeowners association present

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding; Block or brick/mortar foundation
• Exterior features: Deck; Porch; Fenced yard; City lot on a corner

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; Steam heat; Natural gas heating; No central cooling
• Interior features: Gas water heater; Dishwasher; Refrigerator; Full, partially finished basement with block construction
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

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; 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 $684 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.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1870 — 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: 1.07% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $94,203
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 S Bond St	0.12mi	3/1.0	1,191 (+2%)	0mo	$52,500	$44	90
1415 Lyon St	0.10mi	2/1.0 (-1)	1,068 (-8%)	0mo	$74,900	$70	76
310 S Bates St	0.24mi	3/1.0	1,069 (-8%)	2mo	$42,000	$39	74
144 Lockwood St	0.60mi	2/1.0 (-1)	1,164 (+0%)	4mo	$94,000	$81	64
828 Malzahn St	0.66mi	3/1.0	1,138 (-2%)	3mo	$109,900	$97	63
1511 Osborn St	0.31mi	2/1.0 (-1)	1,041 (-10%)	1mo	$90,000	$86	62
1016 Thurman St	0.56mi	3/1.0	1,230 (+6%)	3mo	$69,900	$57	62
250 Goetz St	0.64mi	3/1.0	1,120 (-4%)	4mo	$79,900	$71	61
1 Southlawn Ct	0.67mi	3/1.0	1,090 (-6%)	4mo	$116,900	$107	55
251 Trier St	0.61mi	3/1.5	1,262 (+8%)	2mo	$147,000	$116	54
1811 Allegan St	0.60mi	3/1.0	1,316 (+13%)	3mo	$70,000	$53	47
1902 Newberry St	0.65mi	3/1.0	1,004 (-14%)	4mo	$139,900	$139	43

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,173
• Equity at exit: $14,761

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,178
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $106

Break-even live

Break-even rent $920

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $162	-5% $134	+0% $106	+5% $78	+10% $50
Rent	-10% $23	-5% $65	+0% $106	+5% $148	+10% $190
Rate	-1.0pp $156	-0.5pp $132	base $106	+0.5pp $81	+1.0pp $55

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.48mi

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 228 DOM
2. 2026-06-18
   days on market $99,000 Active 227 DOM
3. 2026-06-17
   days on market $99,000 Active 226 DOM
4. 2026-06-16
   days on market $99,000 Active 225 DOM
5. 2026-06-16
   price $99,000 Active 224 DOM
6. 2026-06-15
   days on market $100,500 Active 224 DOM
7. 2026-06-14
   days on market $100,500 Active 222 DOM
8. 2026-06-12
   days on market $100,500 Active 221 DOM
9. 2026-06-09
   days on market $100,500 Active 218 DOM
10. 2026-06-08
    days on market $100,500 Active 217 DOM
11. 2026-06-07
    days on market $100,500 Active 216 DOM
12. 2026-06-05
    days on market $100,500 Active 213 DOM
13. 2026-06-03
    days on market $100,500 Active 212 DOM
14. 2026-06-02
    days on market $100,500 Active 211 DOM
15. 2026-06-01
    days on market $100,500 Active 210 DOM
16. 2026-05-31
    days on market $100,500 Active 209 DOM
17. 2026-05-30
    days on market $100,500 Active 208 DOM
18. 2026-05-11
    price $100,500 945-char remark

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

19. 2026-05-11
    price $100,500

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

20. 2026-04-28
    price $104,500 945-char remark

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

21. 2026-04-27
    price $104,500
22. 2026-03-24
    price $105,000 945-char remark

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

23. 2026-03-24
    price $105,900 945-char remark

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

24. 2026-03-24
    price $105,000

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

25. 2026-03-24
    price $105,900

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

26. 2025-11-03
    listed $95,900 Active

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of today!

27. 2025-11-03
    listed $95,900 Active 945-char remark

    Show marketing remark (945 chars)

    Don't wait to see this charming 3 bedroom home with modern updates and historic character. This 3 bedroom, 1679 sqft home features fresh paint and brand new vinyl plank flooring throughout creating a bright, inviting atmosphere. The main level includes a spacious bedroom, fully remodeled bathroom, and modern kitchen with brand new appliances and updated finishes. The dining and living room offer plenty of space for gatherings and relaxation. Not to mention the finished basement with an additional room that's perfect for entertaining, a home office, or hobby area! Step outside to enjoy the 23x6 covered porch or privacy fenced yard creating the perfect space for pets, play, or outdoor get togethers. Additional highlights include new carpeting on the stairs as well as vinyl siding for easy maintenance. This home is truly move-in ready. Don't miss your chance to own a beautifully updated piece of history with all the comforts of 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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/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: $12,659
• − Mortgage interest: −$5,546
• − Property taxes: −$1,999
• − Insurance: −$495
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,880
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,345/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

+4.8% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $100,500 MiRealSource-MiMLS
• 2026-05-11 Price Changed $100,500 REALCOMP
• 2026-04-28 Price Changed $104,500 MiRealSource-MiMLS
• 2026-04-27 Price Changed $104,500 REALCOMP
• 2026-03-24 Price Changed $105,000 MiRealSource-MiMLS
• 2026-03-24 Price Changed $105,900 MiRealSource-MiMLS
• 2026-03-24 Price Changed $105,000 REALCOMP
• 2026-03-24 Price Changed $105,900 REALCOMP
• 2025-11-03 Listed $95,900 REALCOMP
• 2025-11-03 Listed $95,900 MiRealSource-MiMLS

Property tax history

+8.3%/yr

Latest (2025): $1,999 · +32.6% YoY. Source: county tax records.