2211 N Charles St · Saginaw, MI 48602

$120,000

3 bd · 1.0 ba · 1,195 sqft · SingleFamily public records · 7 Days on market

Built 1929 0.30 ac 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• 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

HUD Home. Nice home w/ lots of built-ins and a deep lot. Hardwood floors, gas fireplace, full basement, garage and neutral decor.

Key facts

• Renovated bathroom
• New carpet
• Convenient location

Tags

• CONVENIENT LOCATION
• PRIVACY FENCED
• RENOVATED BATHROOM
• HARDWOOD FLOORS
• VINYL PLANK FLOORING
• NEW CARPET

Property features AI

Exterior

• Parking: Detached garage (16 x 20); Approximately 1.5 garage parking spaces; Paved driveway
• Utilities: Public water; Public sanitary sewer; Natural gas; Gas water heater
• Home design: Residential property; 1-story structure; Built in 1929
• Construction: Basement foundation (block, full)
• Exterior features: Aluminum exterior; Fenced yard; Porch; Deep lot (150+ ft.); City limits location; Road frontage (44')

Interior

• Kitchen: Range/oven; Refrigerator; Kitchen roughly 14 x 13; Vinyl flooring in kitchen
• Bedrooms: First-floor bedroom; Bedroom sizes approximately 15 x 15, 10 x 9, and 9 (width listed)
• Flooring: Wood flooring in living and dining areas; Carpet in primary bedroom; Wood flooring in bedrooms 2 and 3
• Bathrooms: One full bathroom on the main/first floor
• Heating & cooling: Forced air heating; Natural gas heat and gas water heater
• Interior features: Hardwood floors
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.5% below list).
• Recommended offer: $113k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.3% in Saginaw — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $830 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,349 (5.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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?
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: 0.94% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $78,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 State St	0.23mi	3/1.0	1,144 (-4%)	2mo	$75,000	$66	81
2208 W Genesee St	0.19mi	3/2.0	1,102 (-8%)	5mo	$75,000	$68	70
2408 State St	0.21mi	3/1.0	1,362 (+14%)	1mo	$40,000	$29	66
2454 Durand St	0.49mi	4/1.0 (+1)	1,142 (-4%)	1mo	$33,500	$29	63
2512 WITTERS St	0.44mi	3/1.0	1,095 (-8%)	3mo	$109,900	$100	63
1819 Delaware St	0.40mi	4/1.0 (+1)	1,334 (+12%)	3mo	$93,000	$70	54
2338 N Bond St	0.57mi	3/2.0	1,302 (+9%)	1mo	$77,000	$59	54
3030 Brockton Pl	0.71mi	3/1.0	1,123 (-6%)	4mo	$137,000	$122	54
35 Congress Court A	0.54mi	3/1.5	1,026 (-14%)	0mo	$115,000	$112	49
1923 N Oakley St	0.53mi	3/2.0	1,343 (+12%)	4mo	$20,000	$15	47
2844 Schemm St	0.68mi	3/1.0	1,336 (+12%)	3mo	$40,000	$30	46
2022 Benjamin St	0.64mi	3/1.0	1,016 (-15%)	4mo	$35,000	$34	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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-16,759
• Equity at exit: $17,892

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-7,744
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $24

Break-even live

Break-even rent $1,103

Max offer price $120,000

Occupancy floor 93%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $120,000 Active 7 DOM
2. 2026-06-18
   days on market $120,000 Active 6 DOM
3. 2026-06-17
   days on market $120,000 Active 5 DOM
4. 2026-06-16
   days on market $120,000 Active 4 DOM
5. 2026-06-15
   days on market $120,000 Active 3 DOM
6. 2026-06-12
   remarks 692-char remark
7. 2026-06-12
   listed $120,000 Active 1 DOM

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $13,602
• − Mortgage interest: −$6,722
• − Property taxes: −$2,309
• − Insurance: −$600
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,491
• Taxable loss: −$1,696
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $692/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

+100.0% since first listed

16 events — show timeline

• 2026-06-11 Listed $120,000 MiRealSource-MiMLS
• 2022-08-26 Sold (Public Records) $1,022,727 Public Records
• 2017-12-08 Sold (Public Records) $377,147 Public Records
• 2017-12-03 Sold (MLS) $27,900 MiRealSource-MiMLS
• 2016-12-13 Listed $27,900 MiRealSource-MiMLS
• 2011-10-27 Sold (MLS) $10,750 MiRealSource-MiMLS
• 2011-10-27 Sold (MLS) $10,750 REALCOMP
• 2011-09-23 Listing Removed — MiRealSource-MiMLS
• 2011-09-10 Listed $12,000 MiRealSource-MiMLS
• 2011-09-10 Listed $12,000 REALCOMP
• 2002-01-29 Sold (Public Records) $68,500 Public Records
• 2001-12-28 Sold (MLS) $68,500 MiRealSource-MiMLS
• 2001-12-28 Sold (MLS) $68,500 REALCOMP
• 2001-12-12 Listing Removed — MiRealSource-MiMLS
• 2001-11-13 Listed $60,000 MiRealSource-MiMLS
• 2001-11-13 Listed $60,000 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $2,309 · -16.3% YoY. Source: county tax records.