1907 N Clinton St · Saginaw, MI 48602

$41,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records

Built 1920 4,800 sqft lot Est $43k · at est. ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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

SINGLE FAMILY HOME OFFERED AS OART IF A LARGER PORTFOLIO. PROPERTY MAY BE PURCHASED INDIVUALLY OR AS PART OF THE PORTFOLIO PACKAGE. GREAT FOR POTENTIAL INVESTORS.

Key facts

• 4,800 sq ft lot
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Cap rate 22.4% 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 $283 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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,000

Questions for the listing agent

1. Built in 1920 — 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. 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: 2.57% ✓
• Cap rate: 22.37%
• Cash-on-cash: 57.40%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $42,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 N Charles St	0.17mi	3/1.0	960 (-1%)	1mo	$37,000	$39	89
2125 State St	0.17mi	3/1.0	986 (+1%)	4mo	$40,200	$41	87
1608 Congress Ave	0.25mi	3/1.0	948 (-2%)	3mo	$64,000	$68	82
1523 W Genesee St	0.27mi	3/1.0	936 (-4%)	3mo	$53,500	$57	79
35 Congress Court A	0.50mi	3/1.5	1,026 (+6%)	0mo	$115,000	$112	65
2513 Barnard St	0.58mi	2/1.0 (-1)	966 (-1%)	3mo	$41,000	$42	64
1715 Hancock St	0.66mi	2/1.0 (-1)	970 (-0%)	1mo	$42,500	$44	63
2022 Benjamin St	0.57mi	3/1.0	1,016 (+4%)	4mo	$35,000	$34	62
2821 Cooper Ave	0.63mi	2/1.0 (-1)	917 (-6%)	3mo	$95,000	$104	54
703 N Bond St	0.65mi	2/1.0 (-1)	1,056 (+9%)	2mo	$9,000	$9	49
2312 Durand St	0.48mi	2/1.0 (-1)	849 (-13%)	4mo	$24,750	$29	48
2512 WITTERS St	0.69mi	3/1.0	1,095 (+13%)	3mo	$109,900	$100	44

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: 57.0%
• Equity multiple: 3.56×
• Total profit: $29,398
• Equity at exit: $6,113

10-year hold

• IRR: 62.3%
• Equity multiple: 7.54×
• Total profit: $75,094
• Equity at exit: $3,545

Cash invested: $11,480 (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 48602

• Home prices YoY: -19.7%
• Rents YoY: 4.0%
• Active inventory: 250
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $549

Break-even live

Break-even rent $359

Max offer price $41,000

Occupancy floor 43%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-15
   historical

   Show marketing remark (162 chars)

   SINGLE FAMILY HOME OFFERED AS OART IF A LARGER PORTFOLIO. PROPERTY MAY BE PURCHASED INDIVUALLY OR AS PART OF THE PORTFOLIO PACKAGE. GREAT FOR POTENTIAL INVESTORS.

2. 2026-03-15
   historical 162-char remark

   Show marketing remark (162 chars)

   SINGLE FAMILY HOME OFFERED AS OART IF A LARGER PORTFOLIO. PROPERTY MAY BE PURCHASED INDIVUALLY OR AS PART OF THE PORTFOLIO PACKAGE. GREAT FOR POTENTIAL INVESTORS.

3. 2026-03-14
   listed $41,000

   Show marketing remark (162 chars)

   SINGLE FAMILY HOME OFFERED AS OART IF A LARGER PORTFOLIO. PROPERTY MAY BE PURCHASED INDIVUALLY OR AS PART OF THE PORTFOLIO PACKAGE. GREAT FOR POTENTIAL INVESTORS.

4. 2026-03-14
   listed $41,000 162-char remark

   Show marketing remark (162 chars)

   SINGLE FAMILY HOME OFFERED AS OART IF A LARGER PORTFOLIO. PROPERTY MAY BE PURCHASED INDIVUALLY OR AS PART OF THE PORTFOLIO PACKAGE. GREAT FOR POTENTIAL INVESTORS.

5. 2025-06-27
   historical
6. 2025-06-25
   listed $47,000 Active
7. 2025-06-25
   listed $47,000 Active

ⓘ 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: $12,646
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$205
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,193
• Taxable income: $6,313
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,075/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

-12.8% since first listed

7 events — show timeline

• 2026-03-15 Listing Removed — MiRealSource-MiMLS
• 2026-03-15 Listing Removed — REALCOMP
• 2026-03-14 Listed $41,000 MiRealSource-MiMLS
• 2026-03-14 Listed $41,000 REALCOMP
• 2025-06-27 Listing Removed — MiRealSource-MiMLS
• 2025-06-25 Listed $47,000 REALCOMP
• 2025-06-25 Listed $47,000 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $2,157 · +4.1% YoY. Source: county tax records.