2610 S Jefferson Ave · Saginaw, MI 48601

$14,500

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 320 Days on market

Built 1912 6,098 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

3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

Key facts

• 6,098 sq ft lot
• Built 1912
• Listed 319 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story single-family residence; Aluminum siding
• Construction: Aluminum siding construction; One level
• Exterior features: Lot dimensions approximately 50 x 128 x 50 x 128; Lot area about 0.14 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Total of 3 rooms; Partial crawl-space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 89.8% 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 $100 of loan paydown is wiped out by about $435 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 7y ago; this cycle's ask has dropped $9k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 9.68% ✓
• Cap rate: 89.76%
• Cash-on-cash: 298.08%
• DSCR: 14.26
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $42,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2420 S Jefferson Ave	0.11mi	3/2.0	1,522 (-0%)	8mo	$35,000	$23	83
621 Hess Ave	0.52mi	4/2.0 (+1)	1,434 (-6%)	11mo	$86,000	$60	48
1932 Lowell	0.45mi	4/2.0 (+1)	1,440 (-6%)	15mo	$54,500	$38	47
2610 Oakwood Ave	0.42mi	3/1.0	1,345 (-12%)	20mo	$30,000	$22	43
805 Birch St	0.60mi	3/2.5	1,747 (+14%)	3mo	$119,900	$69	40
2502 Lynnwood Ave	0.74mi	3/2.0	1,404 (-8%)	11mo	$20,000	$14	39
2932 Salina St	0.57mi	4/1.0 (+1)	1,350 (-12%)	13mo	$52,500	$39	38
2611 Hazelwood Ave	0.65mi	4/2.0 (+1)	1,351 (-12%)	5mo	$35,000	$26	37
2306 Collingwood Ave	0.64mi	4/1.0 (+1)	1,370 (-10%)	13mo	$38,000	$28	37

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: 16.25×
• Total profit: $61,904
• Equity at exit: $2,162

10-year hold

• IRR: —
• Equity multiple: 34.67×
• Total profit: $136,701
• Equity at exit: $1,254

Cash invested: $4,060 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$76
• Tax est. 1.5%: −$18 /mo · $218/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $1,009

Break-even live

Break-even rent $127

Max offer price $14,500

Occupancy floor 23%

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: $3,625
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $14,500 Active 320 DOM
2. 2026-06-18
   days on market $14,500 Active 319 DOM
3. 2026-06-17
   days on market $14,500 Active 318 DOM
4. 2026-06-16
   days on market $14,500 Active 317 DOM
5. 2026-06-15
   days on market $14,500 Active 316 DOM
6. 2026-06-14
   days on market $14,500 Active 314 DOM
7. 2026-06-12
   days on market $14,500 Active 313 DOM
8. 2026-06-09
   days on market $14,500 Active 310 DOM
9. 2026-06-08
   days on market $14,500 Active 309 DOM
10. 2026-06-07
    days on market $14,500 Active 308 DOM
11. 2026-06-05
    days on market $14,500 Active 305 DOM
12. 2026-06-03
    days on market $14,500 Active 304 DOM
13. 2026-06-02
    days on market $14,500 Active 303 DOM
14. 2026-06-01
    days on market $14,500 Active 302 DOM
15. 2026-05-31
    days on market $14,500 Active 301 DOM
16. 2026-05-30
    days on market $14,500 Active 300 DOM
17. 2026-03-04
    status Active

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

18. 2026-03-04
    status Active 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

19. 2026-03-01
    historical 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

20. 2026-02-11
    price $14,500 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

21. 2026-02-11
    price $14,500

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

22. 2025-09-25
    status Active

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

23. 2025-09-25
    status Pending

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

24. 2025-09-25
    status Active 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

25. 2025-09-25
    status Pending 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

26. 2025-09-25
    historical

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

27. 2025-08-29
    price $16,900 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

28. 2025-08-29
    price $16,900

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

29. 2025-05-17
    price $18,900 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

30. 2025-05-16
    price $18,900
31. 2025-02-24
    listed $23,900 Active

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

32. 2025-02-24
    listed $23,900 Active 155-char remark

    Show marketing remark (155 chars)

    3 bedroom, 1 bath home in Saginaw. Potential Investor Opportunity. Buyers agent to verify all information in this listing. Land Contract options available.

33. 2022-12-13
    soldstatus $15,000 Sold 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

34. 2022-12-13
    soldstatus $15,000 Closed

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

35. 2022-11-08
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

36. 2022-11-08
    status Pending

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

37. 2022-10-29
    price $19,900
38. 2022-10-28
    price $19,900 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

39. 2022-10-14
    price $25,000
40. 2022-10-13
    price $25,000 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

41. 2022-10-10
    status Active

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

42. 2022-10-10
    status Active 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

43. 2022-10-09
    historical 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

44. 2022-10-09
    historical

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

45. 2022-10-03
    listed $35,000 Active 377-char remark

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

46. 2022-10-03
    listed $35,000 Active

    Show marketing remark (377 chars)

    Investment Potential - This 3 bedroom, 1 bath home is ready for a new owner. Large kitchen and dining area. Original hardwood floors. Close to Downtown Saginaw, Schools, Shopping, and the Expressway. This home would make a great rental or fix/flip opportunity for the right buyer! Seller is Motivated and all offers will be considered. This property will be sold AS-IS. BATVAI.

47. 2020-06-08
    soldstatus $5,000 Sold
48. 2020-06-08
    soldstatus $5,000 Closed
49. 2020-05-01
    status Active
50. 2020-05-01
    status Back on Market

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,841
• − Mortgage interest: −$812
• − Property taxes: −$218
• − Insurance: −$72
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$422
• Taxable income: $12,623
• Est. tax owed @ 24.0%: −$3,029
• After-tax cash flow: $9,073/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

+7.4% since first listed

44 events — show timeline

• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-11 Price Changed $14,500 MiRealSource-MiMLS
• 2026-02-11 Price Changed $14,500 REALCOMP
• 2025-09-25 Relisted — REALCOMP
• 2025-09-25 Pending — REALCOMP
• 2025-09-25 Relisted — MiRealSource-MiMLS
• 2025-09-25 Pending — MiRealSource-MiMLS
• 2025-09-25 Listing Removed — REALCOMP
• 2025-08-29 Price Changed $16,900 MiRealSource-MiMLS
• 2025-08-29 Price Changed $16,900 REALCOMP
• 2025-05-17 Price Changed $18,900 MiRealSource-MiMLS
• 2025-05-16 Price Changed $18,900 REALCOMP
• 2025-02-24 Listed $23,900 REALCOMP
• 2025-02-24 Listed $23,900 MiRealSource-MiMLS
• 2022-12-13 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2022-12-13 Sold (MLS) $15,000 REALCOMP
• 2022-11-08 Pending — REALCOMP
• 2022-11-08 Pending — MiRealSource-MiMLS
• 2022-10-29 Price Changed $19,900 MiRealSource-MiMLS
• 2022-10-28 Price Changed $19,900 REALCOMP
• 2022-10-14 Price Changed $25,000 MiRealSource-MiMLS
• 2022-10-13 Price Changed $25,000 REALCOMP
• 2022-10-10 Relisted — MiRealSource-MiMLS
• 2022-10-10 Relisted — REALCOMP
• 2022-10-09 Listing Removed — MiRealSource-MiMLS
• 2022-10-09 Listing Removed — REALCOMP
• 2022-10-03 Listed $35,000 MiRealSource-MiMLS
• 2022-10-03 Listed $35,000 REALCOMP
• 2020-06-08 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2020-06-08 Sold (MLS) $5,000 REALCOMP
• 2020-05-01 Relisted — REALCOMP
• 2020-05-01 Relisted — MiRealSource-MiMLS
• 2020-03-14 Listing Removed — REALCOMP
• 2020-03-14 Listing Removed — MiRealSource-MiMLS
• 2020-02-19 Price Changed $7,500 MiRealSource-MiMLS
• 2020-02-18 Price Changed $7,500 REALCOMP
• 2019-09-19 Listed $8,500 MiRealSource-MiMLS
• 2019-09-19 Listed $8,500 REALCOMP
• 2019-06-11 Listing Removed — REALCOMP
• 2019-06-11 Listing Removed — MiRealSource-MiMLS
• 2019-05-10 Listed $13,500 MiRealSource-MiMLS
• 2019-05-10 Listed $13,500 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $1,283 · -13.4% YoY. Source: county tax records.