1724 Maine St · Saginaw, MI 48602

$82,900

4 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 100 Days on market

Built 1894 8,646 sqft lot Est $91k · 9% 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 +27.0/30.0
• ARV discount +11.6/15.0
• DSCR +9.3/10.0
• 1% rule +8.7/10.0
• 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

Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

Key facts

• Spacious living area
• Refreshed bathroom
• Modern finishes

Tags

• MODERN FINISHES
• UPDATED FLOORING
• SPACIOUS LIVING AREA
• UPDATED KITCHEN
• AMPLE CABINET SPACE
• REFRESHED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public sewer available; Water available
• Home design: Two-story single family residence; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Lot dimensions approximately 66 x 131

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $75k (9.0% 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 $573 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 + 4.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $83k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,439 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.37% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $91,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Grove St	0.06mi	3/1.0 (-1)	1,298 (+4%)	3mo	$85,000	$65	83
202 S Wheeler St	0.39mi	3/1.0 (-1)	1,228 (-2%)	2mo	$96,900	$79	72
1843 Kendrick St	0.30mi	3/1.0 (-1)	1,296 (+4%)	4mo	$47,000	$36	72
1430 Marquette St	0.32mi	3/1.0 (-1)	1,301 (+4%)	5mo	$30,000	$23	69
1811 Allegan St	0.46mi	3/1.0 (-1)	1,316 (+5%)	3mo	$70,000	$53	62
1 Southlawn Ct	0.21mi	3/1.0 (-1)	1,090 (-13%)	4mo	$116,900	$107	61
1757 Burnham Dr	0.40mi	4/1.0	1,097 (-12%)	2mo	$63,000	$57	59
1830 Jordan St	0.20mi	3/2.0 (-1)	1,095 (-12%)	7mo	$80,000	$73	55
1521 Chestnut St	0.34mi	3/1.5 (-1)	1,118 (-11%)	6mo	$102,000	$91	55
2116 W Michigan Ave	0.66mi	3/1.0 (-1)	1,159 (-7%)	4mo	$125,000	$108	49
1602 S Harrison St	0.48mi	4/2.0	1,085 (-13%)	9mo	$113,000	$104	44
1712 S Hamilton St	0.60mi	3/1.5 (-1)	1,381 (+10%)	9mo	$89,000	$64	40

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,528
• Equity at exit: $12,361

10-year hold

• IRR: 13.4%
• Equity multiple: 2.13×
• Total profit: $26,233
• Equity at exit: $7,168

Cash invested: $23,212 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $232

Break-even live

Break-even rent $841

Max offer price $82,900

Occupancy floor 75%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	44d	1	0.71mi

Listing history 43 events

1. 2026-06-19
   days on market $82,900 Active 100 DOM
2. 2026-06-18
   days on market $82,900 Active 99 DOM
3. 2026-06-17
   days on market $82,900 Active 98 DOM
4. 2026-06-16
   days on market $82,900 Active 97 DOM
5. 2026-06-15
   days on market $82,900 Active 96 DOM
6. 2026-06-14
   days on market $82,900 Active 94 DOM
7. 2026-06-12
   days on market $82,900 Active 93 DOM
8. 2026-06-09
   days on market $82,900 Active 90 DOM
9. 2026-06-08
   days on market $82,900 Active 89 DOM
10. 2026-06-07
    days on market $82,900 Active 88 DOM
11. 2026-06-05
    days on market $82,900 Active 85 DOM
12. 2026-06-03
    days on market $82,900 Active 84 DOM
13. 2026-06-02
    days on market $82,900 Active 83 DOM
14. 2026-06-01
    days on market $82,900 Active 82 DOM
15. 2026-05-31
    days on market $82,900 Active 81 DOM
16. 2026-05-30
    days on market $82,900 Active 80 DOM
17. 2026-05-05
    status Active

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

18. 2026-05-05
    status Active 519-char remark

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

19. 2026-04-30
    price $84,900 519-char remark

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

20. 2026-04-29
    price $84,900
21. 2026-04-27
    historical Active Under Contract

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

22. 2026-04-27
    historical Accepting Backup Offers 519-char remark

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

23. 2026-04-09
    price $89,500 519-char remark

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

24. 2026-04-08
    price $89,500
25. 2026-03-11
    listed $89,900 Active

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

26. 2026-03-11
    listed $89,900 Active 519-char remark

    Show marketing remark (519 chars)

    Step inside to find fresh updates throughout, including modern finishes, update flooring, and a bright, welcoming atmosphere. The spacious living area is perfect for relaxing or entertaining, while the four generously sized bedrooms provide flexibility for family or guests, or even a home office. The updated kitchen offers a functional layout with ample cabinet space, making everyday meals and family gatherings easy and enjoyable. The bathroom has been refreshed adding to the home's clean and move-in-ready appeal.

27. 2021-12-17
    soldstatus $26,000
28. 2021-11-30
    listed $26,000
29. 2007-05-24
    soldstatus $15,000
30. 2007-05-24
    soldstatus $15,000
31. 2007-04-19
    historical
32. 2006-12-18
    listed $19,900
33. 2006-12-18
    listed $19,900
34. 2003-01-27
    soldstatus $20,368
35. 2003-01-27
    soldstatus $20,368
36. 2002-10-14
    historical
37. 2002-08-30
    listed $16,000
38. 2002-08-30
    listed $16,000
39. 2000-08-18
    soldstatus $47,800
40. 2000-08-07
    soldstatus $47,900
41. 2000-08-07
    soldstatus $47,900
42. 2000-01-28
    listed $49,800
43. 2000-01-28
    listed $49,800

ⓘ 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: $2,346 · $195/mo
• Projected year-2 tax: $2,346 · $195/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 ≥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: $13,617
• − Mortgage interest: −$4,644
• − Property taxes: −$2,346
• − Insurance: −$414
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,412
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,391/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

+70.5% since first listed

27 events — show timeline

• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-04-30 Price Changed $84,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $84,900 REALCOMP
• 2026-04-27 Contingent — REALCOMP
• 2026-04-27 Contingent — MiRealSource-MiMLS
• 2026-04-09 Price Changed $89,500 MiRealSource-MiMLS
• 2026-04-08 Price Changed $89,500 REALCOMP
• 2026-03-11 Listed $89,900 MiRealSource-MiMLS
• 2026-03-11 Listed $89,900 REALCOMP
• 2021-12-17 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2021-11-30 Listed $26,000 MiRealSource-MiMLS
• 2007-05-24 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2007-05-24 Sold (MLS) $15,000 REALCOMP
• 2007-04-19 Listing Removed — MiRealSource-MiMLS
• 2006-12-18 Listed $19,900 MiRealSource-MiMLS
• 2006-12-18 Listed $19,900 REALCOMP
• 2003-01-27 Sold (MLS) $20,368 REALCOMP
• 2003-01-27 Sold (MLS) $20,368 MiRealSource-MiMLS
• 2002-10-14 Listing Removed — MiRealSource-MiMLS
• 2002-08-30 Listed $16,000 REALCOMP
• 2002-08-30 Listed $16,000 MiRealSource-MiMLS
• 2000-08-18 Sold (Public Records) $47,800 Public Records
• 2000-08-07 Sold (MLS) $47,900 REALCOMP
• 2000-08-07 Sold (MLS) $47,900 MiRealSource-MiMLS
• 2000-01-28 Listed $49,800 REALCOMP
• 2000-01-28 Listed $49,800 MiRealSource-MiMLS

Property tax history

+9.8%/yr

Latest (2025): $2,346 · +51.4% YoY. Source: county tax records.