3316 Court St · Saginaw, MI 48602

$105,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 21 Days on market

Built 1949 6,534 sqft lot Est $133k · 21% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

Key facts

• Formal dining room
• Central location
• Archways

Tags

• HARDWOOD FLOORS
• ARCHWAYS
• FORMAL DINING ROOM
• UPDATED KITCHEN
• MINI SPLIT AIR CONDITIONING
• CENTRAL LOCATION

Property features AI

Finance

• 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 stories
• Construction: Aluminum siding; Block foundation
• Exterior features: Corner lot; Publicly maintained road; Lot dimensions approximately 118 x 116

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Steam heating; Cooling present (type: Other)
• Interior features: Gas water heater; Dishwasher; Dryer; Microwave; Oven; Refrigerator; Range; Washer; Unfinished block basement
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% 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 $726 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 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $132,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3458 Mackinaw St	0.22mi	3/1.0	1,275 (+4%)	3mo	$119,900	$94	80
3109 State St	0.20mi	3/1.5	1,369 (+12%)	6mo	$130,000	$95	63
2844 Schemm St	0.45mi	3/1.0	1,336 (+10%)	3mo	$40,000	$30	60
3030 Brockton Pl	0.49mi	3/1.0	1,123 (-8%)	4mo	$137,000	$122	60
251 Trier St	0.66mi	3/1.5	1,262 (+3%)	2mo	$147,000	$116	60
1740 Wilson Ave	0.72mi	3/1.5	1,174 (-4%)	1mo	$165,000	$141	57
247 Trier St	0.66mi	2/1.0 (-1)	1,199 (-2%)	6mo	$114,000	$95	57
3550 Weiss St	0.69mi	3/2.0	1,160 (-5%)	1mo	$164,000	$141	55
250 Goetz St	0.63mi	3/1.0	1,120 (-8%)	4mo	$79,900	$71	54
144 Lockwood St	0.70mi	2/1.0 (-1)	1,164 (-5%)	4mo	$94,000	$81	51
2274 Bay St	0.70mi	3/1.5	1,362 (+12%)	5mo	$148,400	$109	42
2621 Whitemore Pl	0.56mi	2/2.5 (-1)	1,074 (-12%)	6mo	$159,900	$149	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,241
• Equity at exit: $15,656

10-year hold

• IRR: 7.9%
• Equity multiple: 1.62×
• Total profit: $18,303
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $198

Break-even live

Break-even rent $911

Max offer price $105,000

Occupancy floor 78%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4156 Ann St Saginaw, MI	4.0	1.5	1387	$1,225	$0.88	43d	1	0.66mi

Listing history 8 events

1. 2026-05-05
   status Pending

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

2. 2026-05-05
   status Pending 661-char remark

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

3. 2026-04-24
   status Active

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

4. 2026-04-24
   status Active 661-char remark

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

5. 2026-04-16
   historical Active Under Contract

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

6. 2026-04-16
   historical Keep Showing-Contgcy Appl 661-char remark

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

7. 2026-04-14
   listed $105,000 Active

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

8. 2026-04-14
   listed $105,000 Active 661-char remark

   Show marketing remark (661 chars)

   Cute Cape Cod on Court Street! From the moment you walk in, your eyes will be drawn to the beautiful hardwood floors and archways. This well maintained home has been in the same family for decades and is ready for its new chapter. The main level offers a formal dining room that is located just off the updated kitchen. The two bedrooms on the main level sit on either side of the full bathroom. Upstairs you will find a fantastic owners retreat, complete with a full bath. This home also has a a mini split air conditioning system. The location is central to all Saginaw has to offer and many of Saginaw's major employers. Call today for your private showing!

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$57/yr (+$5/mo · 3.8%)

ⓘ 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: $13,938
• − Mortgage interest: −$5,882
• − Property taxes: −$1,504
• − Insurance: −$525
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,055
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,196/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

+0.0% since first listed

8 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-24 Relisted — REALCOMP
• 2026-04-24 Relisted — MiRealSource-MiMLS
• 2026-04-16 Contingent — REALCOMP
• 2026-04-16 Contingent — MiRealSource-MiMLS
• 2026-04-14 Listed $105,000 MiRealSource-MiMLS
• 2026-04-14 Listed $105,000 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $1,504 · -6.0% YoY. Source: county tax records.