710 Bentley St · Chesaning, MI 48616

$66,000

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 31 Days on market

Built 1930 8,276 sqft lot Est $65k · at est.

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +6.6/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not push call agent or schedule an appointment on link, that will only get you to someone paying for leads that has not seen home. Call number for list agent at bottom for info. No land contracts. Great investment opportunity on this cute 2-bedroom home. With a little TLC this could make a great starter or rental property.

Key facts

• 8,276 sq ft lot
• Built 1930
• Listed 31 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Stucco exterior; Slab foundation; Built area above grade approximately 780 square feet
• Exterior features: Lot dimensions approximately 66 x 127; Lot size about 0.19 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#220 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Chesaning Union Schools (rural): math 41% / reading 48% proficiency, ranked #153 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 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 $456 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 + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1930 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.26% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $64,740
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Brady St	0.64mi	2/1.0 (+1)	720 (-8%)	16mo	$60,000	$83	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: 6.4%
• Equity multiple: 1.25×
• Total profit: $4,621
• Equity at exit: $9,841

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $23,717
• Equity at exit: $5,706

Cash invested: $18,480 (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 48616

• Active inventory: 28
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $241

Break-even live

Break-even rent $530

Max offer price $66,000

Occupancy floor 66%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $66,000 Active 31 DOM
2. 2026-06-17
   days on market $66,000 Active 30 DOM
3. 2026-06-16
   days on market $66,000 Active 29 DOM
4. 2026-06-15
   days on market $66,000 Active 28 DOM
5. 2026-06-13
   days on market $66,000 Active 26 DOM
6. 2026-06-12
   days on market $66,000 Active 25 DOM
7. 2026-06-09
   days on market $66,000 Active 22 DOM
8. 2026-06-08
   days on market $66,000 Active 21 DOM
9. 2026-06-07
   days on market $66,000 Active 20 DOM
10. 2026-06-07
    days on market $66,000 Active 19 DOM
11. 2026-06-04
    days on market $66,000 Active 16 DOM
12. 2026-06-02
    days on market $66,000 Active 15 DOM
13. 2026-06-01
    days on market $66,000 Active 14 DOM
14. 2026-05-31
    days on market $66,000 Active 13 DOM
15. 2026-05-31
    days on market $66,000 Active 12 DOM
16. 2026-05-18
    listed $72,000 Active

    Show marketing remark (327 chars)

    Do not push call agent or schedule an appointment on link, that will only get you to someone paying for leads that has not seen home. Call number for list agent at bottom for info. No land contracts. Great investment opportunity on this cute 2-bedroom home. With a little TLC this could make a great starter or rental property.

17. 2026-05-18
    listed $72,000 Active 327-char remark

    Show marketing remark (327 chars)

    Do not push call agent or schedule an appointment on link, that will only get you to someone paying for leads that has not seen home. Call number for list agent at bottom for info. No land contracts. Great investment opportunity on this cute 2-bedroom home. With a little TLC this could make a great starter or rental property.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$237/yr (+$20/mo · 43.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 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: $10,018
• − Mortgage interest: −$3,697
• − Property taxes: −$543
• − Insurance: −$330
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$1,920
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,426/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: Chesaning Union Schools
• NCES district ID: 2609150
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $45,955
• Composite: 37.82/100
• National rank: #4333
• State rank: #153 of 540 in MI

Livability — Chesaning

• Score: 73/100
• State rank: #220
• US rank: #5464

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesaning, MI
• City population: 7,702
• Population (ZIP): 7,702

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: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

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: ▼ -139.12%
• Current HPI: 199.0192
• 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

2 events — show timeline

• 2026-05-18 Listed $72,000 REALCOMP
• 2026-05-18 Listed $72,000 MiRealSource-MiMLS

Property tax history

-3.8%/yr

Latest (2025): $543 · -55.5% YoY. Source: county tax records.