1810 Carroll St · Saginaw, MI 48601

$19,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 62 Days on market

Built 1884 3,180 sqft lot

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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

FIXER UPPER Starter Home in Saginaw - Only $19,900 : CASH OR LAND CONTRACT TERMS Welcome to 1810 Carroll Street, a cozy single-story residence nestled in a quiet street. Built in 1884, this home blends historic character with modern potential. This 2-bedroom, 1-bath home spans 960 sq ft and sits on a 0.07-acre lot (approx. 40 80) with vinyl siding. * * Why 1810 Carroll is compelling:- Entry-level pricing in Saginaw gives you immediate equity potential. -Solid 'blank slate' for cosmetic upgrades, energy improvements, or expansion. -Convenient to local amenities, schools, and transit corridors. - Ideal for buyers seeking affordable homeownership or real estate investors

Key facts

• Energy improvements
• Modern potential
• Cosmetic upgrades

Tags

• HISTORIC CHARACTER
• MODERN POTENTIAL
• VINYL SIDING
• COSMETIC UPGRADES
• ENERGY IMPROVEMENTS
• LOCAL AMENITIES

Property features AI

Exterior

• Home design: Single-family residence; Residential property; Built in 1884
• Construction: Vinyl siding construction
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Other type of heating
• Interior features: Seven total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.5% 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; 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 7 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 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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: 5.04% ✓
• Cap rate: 46.50%
• Cash-on-cash: 143.58%
• DSCR: 7.39
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $48,960
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 Wadsworth Ave	0.50mi	2/1.0	958 (-0%)	3mo	$10,000	$10	74
2422 Snelling Pl	0.40mi	3/1.0 (+1)	988 (+3%)	1mo	$97,084	$98	71
996 Athens Rd	0.57mi	3/1.0 (+1)	936 (-2%)	2mo	$70,000	$75	63
514 N 8th St	0.25mi	3/1.0 (+1)	1,058 (+10%)	8mo	$17,000	$16	60
228 N 3rd Ave	0.58mi	2/1.0	1,022 (+6%)	3mo	$47,500	$46	60
315 S 19th St	0.71mi	2/1.0	912 (-5%)	5mo	$34,000	$37	54
137 S 16th St	0.50mi	3/1.0 (+1)	928 (-3%)	14mo	$47,000	$51	54
2800 Lapeer Ave	0.70mi	3/1.0 (+1)	975 (+2%)	15mo	$67,000	$69	47
2511 Needham St	0.73mi	3/1.0 (+1)	894 (-7%)	13mo	$60,000	$67	39

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: 8.04×
• Total profit: $39,247
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 16.95×
• Total profit: $88,887
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $667

Break-even live

Break-even rent $160

Max offer price $19,900

Occupancy floor 29%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $19,900 Active 62 DOM
2. 2026-06-18
   days on market $19,900 Active 61 DOM
3. 2026-06-17
   days on market $19,900 Active 60 DOM
4. 2026-06-16
   days on market $19,900 Active 59 DOM
5. 2026-06-15
   days on market $19,900 Active 58 DOM
6. 2026-06-14
   days on market $19,900 Active 56 DOM
7. 2026-06-12
   days on market $19,900 Active 55 DOM
8. 2026-06-09
   days on market $19,900 Active 52 DOM
9. 2026-06-08
   days on market $19,900 Active 51 DOM
10. 2026-06-07
    days on market $19,900 Active 50 DOM
11. 2026-06-05
    days on market $19,900 Active 47 DOM
12. 2026-06-03
    days on market $19,900 Active 46 DOM
13. 2026-06-02
    days on market $19,900 Active 45 DOM
14. 2026-06-01
    days on market $19,900 Active 44 DOM
15. 2026-05-31
    days on market $19,900 Active 43 DOM
16. 2026-05-30
    days on market $19,900 Active 42 DOM
17. 2026-04-19
    listed $19,900 Active

    Show marketing remark (681 chars)

    FIXER UPPER Starter Home in Saginaw - Only $19,900 : CASH OR LAND CONTRACT TERMS Welcome to 1810 Carroll Street, a cozy single-story residence nestled in a quiet street. Built in 1884, this home blends historic character with modern potential. This 2-bedroom, 1-bath home spans 960 sq ft and sits on a 0.07-acre lot (approx. 40 80) with vinyl siding. * * Why 1810 Carroll is compelling:- Entry-level pricing in Saginaw gives you immediate equity potential. -Solid 'blank slate' for cosmetic upgrades, energy improvements, or expansion. -Convenient to local amenities, schools, and transit corridors. - Ideal for buyers seeking affordable homeownership or real estate investors

18. 2026-04-19
    listed $19,900 Active 677-char remark

    Show marketing remark (681 chars)

    FIXER UPPER Starter Home in Saginaw - Only $19,900 : CASH OR LAND CONTRACT TERMS Welcome to 1810 Carroll Street, a cozy single-story residence nestled in a quiet street. Built in 1884, this home blends historic character with modern potential. This 2-bedroom, 1-bath home spans 960 sq ft and sits on a 0.07-acre lot (approx. 40 80) with vinyl siding. * * Why 1810 Carroll is compelling:- Entry-level pricing in Saginaw gives you immediate equity potential. -Solid 'blank slate' for cosmetic upgrades, energy improvements, or expansion. -Convenient to local amenities, schools, and transit corridors. - Ideal for buyers seeking affordable homeownership or real estate investors

19. 2026-04-19
    listed $19,900 Active 681-char remark

    Show marketing remark (681 chars)

    FIXER UPPER Starter Home in Saginaw - Only $19,900 : CASH OR LAND CONTRACT TERMS Welcome to 1810 Carroll Street, a cozy single-story residence nestled in a quiet street. Built in 1884, this home blends historic character with modern potential. This 2-bedroom, 1-bath home spans 960 sq ft and sits on a 0.07-acre lot (approx. 40 80) with vinyl siding. * * Why 1810 Carroll is compelling:- Entry-level pricing in Saginaw gives you immediate equity potential. -Solid 'blank slate' for cosmetic upgrades, energy improvements, or expansion. -Convenient to local amenities, schools, and transit corridors. - Ideal for buyers seeking affordable homeownership or real estate investors

20. 2026-04-01
    historical
21. 2026-03-31
    historical
22. 2026-02-19
    listed $19,900 Active
23. 2026-02-19
    listed $19,900 Active
24. 2026-02-01
    historical
25. 2026-01-31
    historical
26. 2025-10-10
    listed $19,900 Active
27. 2025-10-10
    listed $19,900 Active

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $235 · $20/mo
• Expected delta: +$71/yr (+$6/mo · 43.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $12,046
• − Mortgage interest: −$1,115
• − Property taxes: −$164
• − Insurance: −$100
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$579
• Taxable income: $8,162
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $6,042/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

+0.0% since first listed

11 events — show timeline

• 2026-04-19 Listed $19,900 MiRealSource-MiMLS
• 2026-04-19 Listed $19,900 SW Michigan MLS
• 2026-04-19 Listed $19,900 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-02-19 Listed $19,900 REALCOMP
• 2026-02-19 Listed $19,900 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-31 Listing Removed — REALCOMP
• 2025-10-10 Listed $19,900 MiRealSource-MiMLS
• 2025-10-10 Listed $19,900 REALCOMP

Property tax history

-5.3%/yr

Latest (2025): $164 · -64.3% YoY. Source: county tax records.