2129 N Clinton Rd · Saginaw, MI 48602

$114,000

3 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 108 Days on market

Built 1929 4,356 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• 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

Welcome home to this 4 bedroom home with a stainless steel kitchen, with a nice granite island great for entertaining. Home has plenty of storage with large closets, basement and a big storage shed. Fully fenced yard and move in ready. Call today!

Key facts

• Big storage shed
• Granite island
• Large closets

Tags

• STAINLESS STEEL KITCHEN
• GRANITE ISLAND
• LARGE CLOSETS
• BIG STORAGE SHED
• FULLY FENCED YARD

Property features AI

Finance

• Other: Listed by Pinnacle Realty
• HOA & community: Has homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Vinyl siding
• Exterior features: Lot approximately 25 x 115; Subdivision: YES; Cross streets: State & Davenport

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air (natural gas)
• Interior features: Dishwasher; Oven; Refrigerator; Range; Ceiling fan(s); Central air; Forced air heating; Natural gas heating; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (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; 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 $788 of loan paydown is wiped out by about $3k 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

• It's been on market 108 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1929 — 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: 1.02% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $62,839
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 State St	0.25mi	3/1.0	1,362 (+2%)	1mo	$40,000	$29	84
1819 Delaware St	0.33mi	4/1.0 (+1)	1,334 (-0%)	3mo	$93,000	$70	77
1920 W Genesee St	0.14mi	4/2.0 (+1)	1,391 (+4%)	3mo	$53,500	$38	76
1923 N Oakley St	0.46mi	3/2.0	1,343 (+0%)	4mo	$20,000	$15	70
2274 Bay St	0.44mi	3/1.5	1,362 (+2%)	5mo	$148,400	$109	70
1724 State St	0.16mi	3/1.0	1,144 (-14%)	2mo	$75,000	$66	67
2338 N Bond St	0.52mi	3/2.0	1,302 (-3%)	1mo	$77,000	$59	66
2844 Schemm St	0.70mi	3/1.0	1,336 (-0%)	3mo	$40,000	$30	64
815 W Genesee Ave	0.71mi	3/1.0	1,305 (-2%)	5mo	$72,000	$55	59
2505 Blake St	0.40mi	4/1.0 (+1)	1,480 (+11%)	4mo	$70,000	$47	55
2454 Durand St	0.47mi	4/1.0 (+1)	1,142 (-15%)	1mo	$33,500	$29	48
623 N Woodbridge St	0.72mi	2/1.0 (-1)	1,217 (-9%)	1mo	$42,500	$35	46

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-10,388
• Equity at exit: $16,998

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $4,788
• Equity at exit: $9,857

Cash invested: $31,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $108

Break-even live

Break-even rent $1,021

Max offer price $114,000

Occupancy floor 86%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-19
   days on market $114,000 Active 108 DOM
2. 2026-06-18
   days on market $114,000 Active 107 DOM
3. 2026-06-17
   days on market $114,000 Active 106 DOM
4. 2026-06-16
   days on market $114,000 Active 105 DOM
5. 2026-06-15
   days on market $114,000 Active 104 DOM
6. 2026-06-14
   days on market $114,000 Active 102 DOM
7. 2026-06-12
   days on market $114,000 Active 101 DOM
8. 2026-06-09
   days on market $114,000 Active 98 DOM
9. 2026-06-08
   days on market $114,000 Active 97 DOM
10. 2026-06-07
    days on market $114,000 Active 96 DOM
11. 2026-06-05
    days on market $114,000 Active 93 DOM
12. 2026-06-03
    days on market $114,000 Active 92 DOM
13. 2026-06-02
    days on market $114,000 Active 91 DOM
14. 2026-06-01
    days on market $114,000 Active 90 DOM
15. 2026-05-31
    days on market $114,000 Active 89 DOM
16. 2026-05-30
    days on market $114,000 Active 88 DOM
17. 2026-04-29
    price $116,000 247-char remark

    Show marketing remark (247 chars)

    Welcome home to this 4 bedroom home with a stainless steel kitchen, with a nice granite island great for entertaining. Home has plenty of storage with large closets, basement and a big storage shed. Fully fenced yard and move in ready. Call today!

18. 2026-04-28
    price $116,000
19. 2026-04-07
    price $117,000 247-char remark

    Show marketing remark (247 chars)

    Welcome home to this 4 bedroom home with a stainless steel kitchen, with a nice granite island great for entertaining. Home has plenty of storage with large closets, basement and a big storage shed. Fully fenced yard and move in ready. Call today!

20. 2026-04-06
    price $117,000
21. 2026-03-03
    listed $119,000 Active 247-char remark

    Show marketing remark (247 chars)

    Welcome home to this 4 bedroom home with a stainless steel kitchen, with a nice granite island great for entertaining. Home has plenty of storage with large closets, basement and a big storage shed. Fully fenced yard and move in ready. Call today!

22. 2026-03-03
    listed $119,000 Active

    Show marketing remark (247 chars)

    Welcome home to this 4 bedroom home with a stainless steel kitchen, with a nice granite island great for entertaining. Home has plenty of storage with large closets, basement and a big storage shed. Fully fenced yard and move in ready. Call today!

23. 2025-10-27
    historical
24. 2025-09-02
    price $124,900
25. 2025-08-06
    price $127,500
26. 2025-07-14
    price $127,900
27. 2025-05-29
    listed $130,000 Active
28. 2024-09-18
    soldstatus $109,900
29. 2024-09-10
    soldstatus $109,900 Sold
30. 2024-09-10
    soldstatus $109,900 Closed
31. 2024-07-18
    status Pending
32. 2024-07-18
    status Pending
33. 2024-07-12
    price $109,900
34. 2024-07-12
    price $109,900
35. 2024-06-19
    listed $119,900 Active
36. 2024-06-19
    listed $119,900 Active
37. 2013-12-20
    soldstatus $16,020
38. 2013-12-20
    soldstatus $16,020
39. 2013-12-07
    historical
40. 2013-09-04
    listed $16,720
41. 2013-09-04
    listed $16,720
42. 2007-08-29
    soldstatus $70,900
43. 2007-08-27
    soldstatus $70,900
44. 2007-08-27
    soldstatus $70,900
45. 2007-07-12
    historical
46. 2007-07-10
    listed $69,000
47. 2007-07-10
    listed $69,000
48. 2001-03-06
    soldstatus $52,000

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 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: $13,896
• − Mortgage interest: −$6,386
• − Property taxes: −$1,933
• − Insurance: −$570
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,316
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,429/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

+123.1% since first listed

32 events — show timeline

• 2026-04-29 Price Changed $116,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $116,000 REALCOMP
• 2026-04-07 Price Changed $117,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $117,000 REALCOMP
• 2026-03-03 Listed $119,000 REALCOMP
• 2026-03-03 Listed $119,000 MiRealSource-MiMLS
• 2025-10-27 Listing Removed — MiRealSource-MiMLS
• 2025-09-02 Price Changed $124,900 MiRealSource-MiMLS
• 2025-08-06 Price Changed $127,500 MiRealSource-MiMLS
• 2025-07-14 Price Changed $127,900 MiRealSource-MiMLS
• 2025-05-29 Listed $130,000 MiRealSource-MiMLS
• 2024-09-18 Sold (Public Records) $109,900 Public Records
• 2024-09-10 Sold (MLS) $109,900 MiRealSource-MiMLS
• 2024-09-10 Sold (MLS) $109,900 REALCOMP
• 2024-07-18 Pending — REALCOMP
• 2024-07-18 Pending — MiRealSource-MiMLS
• 2024-07-12 Price Changed $109,900 MiRealSource-MiMLS
• 2024-07-12 Price Changed $109,900 REALCOMP
• 2024-06-19 Listed $119,900 MiRealSource-MiMLS
• 2024-06-19 Listed $119,900 REALCOMP
• 2013-12-20 Sold (MLS) $16,020 MiRealSource-MiMLS
• 2013-12-20 Sold (MLS) $16,020 REALCOMP
• 2013-12-07 Listing Removed — MiRealSource-MiMLS
• 2013-09-04 Listed $16,720 MiRealSource-MiMLS
• 2013-09-04 Listed $16,720 REALCOMP
• 2007-08-29 Sold (Public Records) $70,900 Public Records
• 2007-08-27 Sold (MLS) $70,900 REALCOMP
• 2007-08-27 Sold (MLS) $70,900 MiRealSource-MiMLS
• 2007-07-12 Listing Removed — MiRealSource-MiMLS
• 2007-07-10 Listed $69,000 REALCOMP
• 2007-07-10 Listed $69,000 MiRealSource-MiMLS
• 2001-03-06 Sold (Public Records) $52,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,933 · -16.4% YoY. Source: county tax records.