3580 Wilkins St · Saginaw, MI 48601

$25,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 32 Days on market

Built 1936 $29/sqft · 46% below area Est $47k · 46% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase a property at a very affordable price, lower than rental costs. Enjoy a rural lifestyle in Spaulding township. This 2-bedroom home boasts first- floor laundry, the option of city or well water, a sub pump, a fenced yard, and a new roof installed in 2023. Being sold in it's current state for $25,000.

Key facts

• Fenced yard
• First floor laundry
• New roof

Tags

• FIRST FLOOR LAUNDRY
• FENCED YARD
• NEW ROOF
• OPTION OF CITY OR WELL WATER

Property features AI

Finance

• Other: Information not provided
• Financial info: Information not provided
• HOA & community: Homeowners association present

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Water: Private, Public, or Well; Sewer: Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: No pool

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Total of 2 rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 8.2% 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.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 201 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $25k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1936 — 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: 3.20% ✓
• Cap rate: 29.36%
• Cash-on-cash: 82.37%
• DSCR: 4.67
• GRM: 2.6

CMA / ARV

• ARV (median comp): $46,572
• List price: $25,000
• Delta: -46.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3315 S Washington Ave	0.29mi	2/1.0	927 (+7%)	8mo	$63,500	$69	68
3805 S Washington Rd	0.31mi	2/1.0	836 (-3%)	23mo	$57,000	$68	61
3212 Lowell Ave	0.69mi	2/1.0	864 (0%)	10mo	$13,000	$15	59
3211 Grant St	0.51mi	2/1.0	792 (-8%)	8mo	$5,000	$6	56
3520 East Rd	0.14mi	2/2.0	974 (+13%)	18mo	$100,000	$103	54
3925 S Washington Rd	0.40mi	2/1.0	929 (+8%)	21mo	$27,500	$30	51
3308 Douglass St	0.49mi	3/1.0 (+1)	983 (+14%)	1mo	$82,000	$83	48
3031 Grant St	0.64mi	2/1.0	807 (-7%)	17mo	$50,000	$62	45
1417 Bloomfield Blvd	0.72mi	3/1.0 (+1)	913 (+6%)	15mo	$22,000	$24	40
1906 Banner Rd	0.46mi	3/1.0 (+1)	960 (+11%)	21mo	$129,900	$135	38
3730 York Dr	0.54mi	3/1.0 (+1)	980 (+13%)	20mo	$35,000	$36	30
3034 Russell St	0.66mi	3/1.0 (+1)	976 (+13%)	17mo	$23,001	$24	29

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: 82.7%
• Equity multiple: 4.79×
• Total profit: $26,552
• Equity at exit: $3,728

10-year hold

• IRR: 86.0%
• Equity multiple: 9.93×
• Total profit: $62,525
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.6×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $481

Break-even live

Break-even rent $192

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $495	-5% $488	+0% $481	+5% $473	+10% $466
Rent	-10% $417	-5% $449	+0% $481	+5% $512	+10% $544
Rate	-1.0pp $493	-0.5pp $487	base $481	+0.5pp $474	+1.0pp $467

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Parkside Ct Saginaw, MI	1.0–3.0	1.0–1.5	808	$800	$0.99	44d	1	0.23mi

Listing history 25 events

1. 2026-06-15
   statusdays on market $25,000 Pending 32 DOM
2. 2026-06-13
   days on market $25,000 Active 31 DOM
3. 2026-06-12
   days on market $25,000 Active 30 DOM
4. 2026-06-09
   days on market $25,000 Active 27 DOM
5. 2026-06-08
   days on market $25,000 Active 26 DOM
6. 2026-06-07
   days on market $25,000 Active 25 DOM
7. 2026-06-07
   days on market $25,000 Active 24 DOM
8. 2026-06-04
   days on market $25,000 Active 21 DOM
9. 2026-06-02
   days on market $25,000 Active 20 DOM
10. 2026-06-01
    days on market $25,000 Active 19 DOM
11. 2026-05-31
    days on market $25,000 Active 18 DOM
12. 2026-05-31
    days on market $25,000 Active 17 DOM
13. 2026-05-13
    listed $25,000 Active 309-char remark

    Show marketing remark (309 chars)

    Purchase a property at a very affordable price, lower than rental costs. Enjoy a rural lifestyle in Spaulding township. This 2-bedroom home boasts first- floor laundry, the option of city or well water, a sub pump, a fenced yard, and a new roof installed in 2023. Being sold in it's current state for $25,000.

14. 2026-05-13
    listed $25,000 Active 309-char remark

    Show marketing remark (309 chars)

    Purchase a property at a very affordable price, lower than rental costs. Enjoy a rural lifestyle in Spaulding township. This 2-bedroom home boasts first- floor laundry, the option of city or well water, a sub pump, a fenced yard, and a new roof installed in 2023. Being sold in it's current state for $25,000.

15. 2019-10-11
    soldstatus $10,000 Sold

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

16. 2019-10-11
    soldstatus $10,000 Closed

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

17. 2019-10-01
    status Pending

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

18. 2019-10-01
    status Pending

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

19. 2019-07-17
    listed $15,000 Active

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

20. 2019-07-17
    listed $15,000 Active

    Show marketing remark (296 chars)

    Great for investors or first time home buyers. This home has newer windows installed in 1998, water heater 2008, shed in 2007, newer carpet, 2011, partial basement, Seller is motivated. Clean and neat 2 bedroom bungalow . Many updates make this one family owned home move in condition. MAKE OFFER

21. 2012-11-26
    soldstatus $7,000
22. 2012-11-26
    soldstatus $7,000
23. 2012-11-09
    historical
24. 2011-10-26
    listed $9,500
25. 2011-10-26
    listed $9,500

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $252 · $21/mo
• Expected delta: +$133/yr (+$11/mo · 110.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $9,600
• − Mortgage interest: −$1,400
• − Property taxes: −$120
• − Insurance: −$125
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$727
• Taxable income: $5,692
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $4,400/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 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

• 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

+163.2% since first listed

15 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-14 Pending — MiRealSource-MiMLS
• 2026-05-13 Listed $25,000 MiRealSource-MiMLS
• 2026-05-13 Listed $25,000 REALCOMP
• 2019-10-11 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2019-10-11 Sold (MLS) $10,000 REALCOMP
• 2019-10-01 Pending — REALCOMP
• 2019-10-01 Pending — MiRealSource-MiMLS
• 2019-07-17 Listed $15,000 MiRealSource-MiMLS
• 2019-07-17 Listed $15,000 REALCOMP
• 2012-11-26 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2012-11-26 Sold (MLS) $7,000 REALCOMP
• 2012-11-09 Listing Removed — MiRealSource-MiMLS
• 2011-10-26 Listed $9,500 MiRealSource-MiMLS
• 2011-10-26 Listed $9,500 REALCOMP

Property tax history

-18.7%/yr

Latest (2025): $120 · -85.9% YoY. Source: county tax records.