1108 Congress Ave · Saginaw, MI 48602

$74,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 59 Days on market

Built 1911 3,485 sqft lot Est $59k · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 1108 Congress! This 3-bedroom, 1-bath home offers a bright and open layout from the moment you walk through the front door. You’re greeted with a seamless view of the living room, dining area, and kitchen—creating a functional and inviting space for everyday living and entertaining. One of the bedrooms features a convenient en suite setup, adding extra comfort and privacy. The property also includes a detached garage, providing additional storage and convenience. Major updates include a furnace replaced in 2021 and a water heater installed in 2025, offering peace of mind for years to come. While the home does not include traditional closets, it presents a great opportunity to customize storage solutions to fit your needs. A solid option for buyers looking to add their personal touch!

Key facts

• Seamless view
• En suite setup
• Major updates

Tags

• BRIGHT AND OPEN LAYOUT
• SEAMLESS VIEW
• EN SUITE SETUP
• DETACHED GARAGE
• MAJOR UPDATES
• CUSTOMIZE STORAGE SOLUTIONS

Property features AI

Finance

• Other: Approximately 1,232 above-grade finished square feet
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding
• Exterior features: 60 x 60 lot dimensions

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: Rents rising (+4.0%/yr); 250 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.53% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $59,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 N Oakley St	0.16mi	3/2.0	1,343 (+9%)	4mo	$20,000	$15	72
603 Davenport Ave	0.41mi	2/1.0 (-1)	1,224 (-1%)	2mo	$60,000	$49	71
1122 Miller St	0.48mi	3/1.0	1,212 (-2%)	5mo	$26,000	$21	69
2338 N Bond St	0.43mi	3/2.0	1,302 (+6%)	1mo	$77,000	$59	68
1724 State St	0.45mi	3/1.0	1,144 (-7%)	2mo	$75,000	$66	64
623 N Woodbridge St	0.63mi	2/1.0 (-1)	1,217 (-1%)	1mo	$42,500	$35	61
1819 Delaware St	0.34mi	4/1.0 (+1)	1,334 (+8%)	3mo	$93,000	$70	61
2454 Durand St	0.57mi	4/1.0 (+1)	1,142 (-7%)	2mo	$33,500	$29	53
2208 W Genesee St	0.67mi	3/2.0	1,102 (-11%)	5mo	$75,000	$68	45
1920 W Genesee St	0.52mi	4/2.0 (+1)	1,391 (+13%)	3mo	$53,500	$38	45
1016 N Hamilton St	0.71mi	3/1.0	1,059 (-14%)	0mo	$51,000	$48	41
703 N Bond St	0.62mi	2/1.0 (-1)	1,056 (-14%)	2mo	$9,000	$9	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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.69×
• Total profit: $14,413
• Equity at exit: $11,168

10-year hold

• IRR: 26.1%
• Equity multiple: 3.39×
• Total profit: $50,073
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $399

Break-even live

Break-even rent $641

Max offer price $74,900

Occupancy floor 60%

Sensitivity live

Price	-10% $441	-5% $420	+0% $399	+5% $378	+10% $356
Rent	-10% $308	-5% $354	+0% $399	+5% $444	+10% $489
Rate	-1.0pp $437	-0.5pp $418	base $399	+0.5pp $379	+1.0pp $360

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $74,900 Active 59 DOM
2. 2026-06-18
   days on market $74,900 Active 58 DOM
3. 2026-06-17
   days on market $74,900 Active 57 DOM
4. 2026-06-16
   days on market $74,900 Active 56 DOM
5. 2026-06-15
   days on market $74,900 Active 55 DOM
6. 2026-06-14
   days on market $74,900 Active 53 DOM
7. 2026-06-12
   days on market $74,900 Active 52 DOM
8. 2026-06-09
   days on market $74,900 Active 49 DOM
9. 2026-06-08
   days on market $74,900 Active 48 DOM
10. 2026-06-07
    days on market $74,900 Active 47 DOM
11. 2026-06-05
    days on market $74,900 Active 44 DOM
12. 2026-06-03
    days on market $74,900 Active 43 DOM
13. 2026-06-02
    days on market $74,900 Active 42 DOM
14. 2026-06-01
    days on market $74,900 Active 41 DOM
15. 2026-05-31
    days on market $74,900 Active 40 DOM
16. 2026-05-30
    days on market $74,900 Active 39 DOM
17. 2026-04-21
    listed $79,000 Active 817-char remark

    Show marketing remark (817 chars)

    Welcome to 1108 Congress! This 3-bedroom, 1-bath home offers a bright and open layout from the moment you walk through the front door. You’re greeted with a seamless view of the living room, dining area, and kitchen—creating a functional and inviting space for everyday living and entertaining. One of the bedrooms features a convenient en suite setup, adding extra comfort and privacy. The property also includes a detached garage, providing additional storage and convenience. Major updates include a furnace replaced in 2021 and a water heater installed in 2025, offering peace of mind for years to come. While the home does not include traditional closets, it presents a great opportunity to customize storage solutions to fit your needs. A solid option for buyers looking to add their personal touch!

18. 2026-04-21
    listed $79,000 Active

    Show marketing remark (817 chars)

    Welcome to 1108 Congress! This 3-bedroom, 1-bath home offers a bright and open layout from the moment you walk through the front door. You’re greeted with a seamless view of the living room, dining area, and kitchen—creating a functional and inviting space for everyday living and entertaining. One of the bedrooms features a convenient en suite setup, adding extra comfort and privacy. The property also includes a detached garage, providing additional storage and convenience. Major updates include a furnace replaced in 2021 and a water heater installed in 2025, offering peace of mind for years to come. While the home does not include traditional closets, it presents a great opportunity to customize storage solutions to fit your needs. A solid option for buyers looking to add their personal touch!

19. 2015-06-15
    soldstatus $50,000
20. 2003-07-31
    soldstatus $128,000
21. 2000-11-03
    soldstatus $25,000 133-char remark

    Show marketing remark (133 chars)

    Natural woodwork throughout/replumbed, rewired, roof, reconditioned furnace, foundation '95/ 3 fans-'95/ storm-screens combinations.

22. 2000-11-03
    soldstatus $25,000

    Show marketing remark (133 chars)

    Natural woodwork throughout/replumbed, rewired, roof, reconditioned furnace, foundation '95/ 3 fans-'95/ storm-screens combinations.

23. 2000-07-01
    listed $28,500 133-char remark

    Show marketing remark (133 chars)

    Natural woodwork throughout/replumbed, rewired, roof, reconditioned furnace, foundation '95/ 3 fans-'95/ storm-screens combinations.

24. 2000-07-01
    listed $28,500

    Show marketing remark (133 chars)

    Natural woodwork throughout/replumbed, rewired, roof, reconditioned furnace, foundation '95/ 3 fans-'95/ storm-screens combinations.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$83/yr (+$7/mo · 8.4%)

ⓘ 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 (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: $13,749
• − Mortgage interest: −$4,196
• − Property taxes: −$988
• − Insurance: −$374
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,179
• Taxable income: $3,812
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,871/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

+177.2% since first listed

8 events — show timeline

• 2026-04-21 Listed $79,000 REALCOMP
• 2026-04-21 Listed $79,000 MiRealSource-MiMLS
• 2015-06-15 Sold (Public Records) $50,000 Public Records
• 2003-07-31 Sold (Public Records) $128,000 Public Records
• 2000-11-03 Sold (MLS) $25,000 REALCOMP
• 2000-11-03 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2000-07-01 Listed $28,500 REALCOMP
• 2000-07-01 Listed $28,500 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $988 · -16.3% YoY. Source: county tax records.