712 N Woodbridge St · Saginaw, MI 48602

$39,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 65 Days on market

Built 1917 3,920 sqft lot Est $64k · 38% 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
• 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

Whether you're looking for your next investment or a home to make your own, this 2-bedroom, 1-bath property offers great potential. The sale includes the adjacent lot, providing extra space and added opportunity. Conveniently located near local hospitals and major highways, this home is well-positioned for both everyday living and rental appeal. With the right vision, this property can truly shine!

Key facts

• Adjacent lot
• Local hospitals
• Major highways

Tags

• ADJACENT LOT
• LOCAL HOSPITALS
• MAJOR HIGHWAYS

Property features AI

Finance

• Other: Subdivision: DIVISION NORTH; Cross streets: Throop and Hayes
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Assigned parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built area above grade: 888 square feet
• Exterior features: Front porch; City lot; Publicly maintained road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Basement
• Laundry & utility: No laundry information provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $40k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1917 — 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. 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.
8. 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.
9. 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: 2.31% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.17%
• DSCR: 3.10
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $63,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 Cooper Ave	0.32mi	3/1.0 (+1)	936 (+5%)	7mo	$75,000	$80	66
1715 Hancock St	0.43mi	2/1.0	970 (+9%)	1mo	$42,500	$44	64
1719 N Charles St	0.39mi	3/1.0 (+1)	960 (+8%)	1mo	$37,000	$39	63
1608 Congress Ave	0.43mi	3/1.0 (+1)	948 (+7%)	3mo	$64,000	$68	62
1815 W Genesee	0.55mi	2/1.0	818 (-8%)	1mo	$74,000	$90	60
2821 Cooper Ave	0.70mi	2/1.0	917 (+3%)	3mo	$95,000	$104	59
227 Storch St	0.74mi	2/1.0	893 (+1%)	7mo	$89,400	$100	59
2817 Cooper Ave	0.69mi	2/1.0	904 (+2%)	9mo	$65,000	$72	57
1523 W Genesee St	0.57mi	3/1.0 (+1)	936 (+5%)	3mo	$53,500	$57	57
2105 Mershon St	0.66mi	2/1.0	822 (-7%)	5mo	$120,000	$146	53
1315 Adams St	0.57mi	2/1.0	767 (-14%)	7mo	$36,000	$47	45
2125 State St	0.67mi	3/1.0 (+1)	986 (+11%)	4mo	$40,200	$41	42

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: 45.7%
• Equity multiple: 3.01×
• Total profit: $22,446
• Equity at exit: $5,949

10-year hold

• IRR: 52.0%
• Equity multiple: 6.33×
• Total profit: $59,502
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $439

Break-even live

Break-even rent $368

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $462	-5% $450	+0% $439	+5% $428	+10% $417
Rent	-10% $366	-5% $403	+0% $439	+5% $476	+10% $512
Rate	-1.0pp $459	-0.5pp $449	base $439	+0.5pp $429	+1.0pp $418

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $39,900 Active 65 DOM
2. 2026-06-18
   days on market $39,900 Active 64 DOM
3. 2026-06-17
   days on market $39,900 Active 63 DOM
4. 2026-06-16
   days on market $39,900 Active 62 DOM
5. 2026-06-15
   days on market $39,900 Active 61 DOM
6. 2026-06-14
   days on market $39,900 Active 59 DOM
7. 2026-06-12
   days on market $39,900 Active 58 DOM
8. 2026-06-09
   days on market $39,900 Active 55 DOM
9. 2026-06-08
   days on market $39,900 Active 54 DOM
10. 2026-06-07
    days on market $39,900 Active 53 DOM
11. 2026-06-05
    days on market $39,900 Active 50 DOM
12. 2026-06-03
    days on market $39,900 Active 49 DOM
13. 2026-06-02
    days on market $39,900 Active 48 DOM
14. 2026-06-01
    days on market $39,900 Active 47 DOM
15. 2026-05-31
    days on market $39,900 Active 46 DOM
16. 2026-05-30
    days on market $39,900 Active 45 DOM
17. 2026-05-03
    status Active
18. 2026-05-02
    historical
19. 2026-04-16
    listed $39,900 Active 401-char remark

    Show marketing remark (401 chars)

    Whether you're looking for your next investment or a home to make your own, this 2-bedroom, 1-bath property offers great potential. The sale includes the adjacent lot, providing extra space and added opportunity. Conveniently located near local hospitals and major highways, this home is well-positioned for both everyday living and rental appeal. With the right vision, this property can truly shine!

20. 2026-04-16
    listed $39,900 Active

    Show marketing remark (401 chars)

    Whether you're looking for your next investment or a home to make your own, this 2-bedroom, 1-bath property offers great potential. The sale includes the adjacent lot, providing extra space and added opportunity. Conveniently located near local hospitals and major highways, this home is well-positioned for both everyday living and rental appeal. With the right vision, this property can truly shine!

21. 2007-04-10
    soldstatus $9,900 162-char remark

    Show marketing remark (162 chars)

    Corporate owned to be sold 'AS IS'. Repairs needed. Front Porch. 2 bedroom with dining room. Michigan basement. Additional addendums to follow acceptable offer. .

22. 2007-04-10
    soldstatus $9,900

    Show marketing remark (162 chars)

    Corporate owned to be sold 'AS IS'. Repairs needed. Front Porch. 2 bedroom with dining room. Michigan basement. Additional addendums to follow acceptable offer. .

23. 2007-02-15
    historical 162-char remark

    Show marketing remark (162 chars)

    Corporate owned to be sold 'AS IS'. Repairs needed. Front Porch. 2 bedroom with dining room. Michigan basement. Additional addendums to follow acceptable offer. .

24. 2007-02-13
    listed $9,900 162-char remark

    Show marketing remark (162 chars)

    Corporate owned to be sold 'AS IS'. Repairs needed. Front Porch. 2 bedroom with dining room. Michigan basement. Additional addendums to follow acceptable offer. .

25. 2007-02-13
    listed $9,900

    Show marketing remark (162 chars)

    Corporate owned to be sold 'AS IS'. Repairs needed. Front Porch. 2 bedroom with dining room. Michigan basement. Additional addendums to follow acceptable offer. .

26. 2007-02-08
    historical
27. 2007-02-08
    historical
28. 2006-10-10
    listed $19,900
29. 2006-10-10
    listed $19,900
30. 1998-12-30
    soldstatus $34,500
31. 1998-12-30
    soldstatus $34,500
32. 1998-08-21
    listed $34,850
33. 1998-08-21
    listed $34,850

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,082
• − Mortgage interest: −$2,235
• − Property taxes: −$775
• − Insurance: −$200
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$1,161
• Taxable income: $4,939
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,084/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

+14.5% since first listed

17 events — show timeline

• 2026-05-03 Relisted — REALCOMP
• 2026-05-02 Listing Removed — REALCOMP
• 2026-04-16 Listed $39,900 MiRealSource-MiMLS
• 2026-04-16 Listed $39,900 REALCOMP
• 2007-04-10 Sold (MLS) $9,900 REALCOMP
• 2007-04-10 Sold (MLS) $9,900 MiRealSource-MiMLS
• 2007-02-15 Listing Removed — MiRealSource-MiMLS
• 2007-02-13 Listed $9,900 REALCOMP
• 2007-02-13 Listed $9,900 MiRealSource-MiMLS
• 2007-02-08 Listing Removed — MiRealSource-MiMLS
• 2007-02-08 Listing Removed — REALCOMP
• 2006-10-10 Listed $19,900 MiRealSource-MiMLS
• 2006-10-10 Listed $19,900 REALCOMP
• 1998-12-30 Sold (MLS) $34,500 REALCOMP
• 1998-12-30 Sold (MLS) $34,500 MiRealSource-MiMLS
• 1998-08-21 Listed $34,850 REALCOMP
• 1998-08-21 Listed $34,850 MiRealSource-MiMLS

Property tax history

-1.2%/yr

Latest (2025): $775 · -16.3% YoY. Source: county tax records.