1520 Durand St · Saginaw, MI 48602

$84,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 78 Days on market

Built 1916 4,792 sqft lot Est $66k · 29% over

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Why this score? — see what drove the C 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

Key facts

• Fresh paint
• New flooring
• Updated bathroom

Tags

• DETACHED GARAGE
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHT FIXTURES
• UPDATED BATHROOM
• NEWER HOT WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories
• Construction: Aluminum and vinyl siding
• Exterior features: Front porch; City lot; Paved public road

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Dishwasher; Oven; Range; Refrigerator; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% 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 $587 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $65,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Congress Ave	0.27mi	3/1.0	948 (+10%)	3mo	$64,000	$68	69
1523 W Genesee St	0.38mi	3/1.0	936 (+8%)	3mo	$53,500	$57	66
1815 W Genesee	0.46mi	2/1.0 (-1)	818 (-5%)	1mo	$74,000	$90	64
2312 Durand St	0.60mi	2/1.0 (-1)	849 (-2%)	4mo	$24,750	$29	61
1719 N Charles St	0.47mi	3/1.0	960 (+11%)	1mo	$37,000	$39	58
2105 Mershon St	0.54mi	2/1.0 (-1)	822 (-5%)	5mo	$120,000	$146	58
2209 Cooper Ave	0.52mi	3/1.0	936 (+8%)	7mo	$75,000	$80	56
2138 N Clinton St	0.65mi	3/1.0	912 (+6%)	10mo	$77,000	$84	53
2125 State St	0.66mi	3/1.0	986 (+14%)	4mo	$40,200	$41	43
1715 Hancock St	0.74mi	2/1.0 (-1)	970 (+12%)	1mo	$42,500	$44	39
2200 State St	0.69mi	3/1.0	756 (-12%)	10mo	$57,500	$76	39
216 N Alexander St	0.72mi	2/1.0 (-1)	968 (+12%)	10mo	$125,000	$129	32

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: 3.7%
• Equity multiple: 1.15×
• Total profit: $3,451
• Equity at exit: $12,659

10-year hold

• IRR: 14.1%
• Equity multiple: 2.19×
• Total profit: $28,185
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $254

Break-even live

Break-even rent $721

Max offer price $84,900

Occupancy floor 71%

Sensitivity live

Price	-10% $302	-5% $278	+0% $254	+5% $230	+10% $206
Rent	-10% $172	-5% $213	+0% $254	+5% $295	+10% $336
Rate	-1.0pp $297	-0.5pp $275	base $254	+0.5pp $232	+1.0pp $209

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-21
   price $84,900 542-char remark

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

2. 2026-05-21
   price $84,900

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

3. 2026-04-16
   price $86,200 542-char remark

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

4. 2026-04-16
   price $86,200

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

5. 2026-03-28
   price $87,500 542-char remark

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

6. 2026-03-28
   price $87,500

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

7. 2026-03-10
   listed $89,900 Active 542-char remark

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

8. 2026-03-10
   listed $89,900 Active

   Show marketing remark (542 chars)

   Great opportunity for a new homeowner or rental investment close to downtown. This 3-bedroom, 1.5-bath, 1.5-story home includes a detached garage and is located near hospitals, restaurants, and nightlife. The interior has been refreshed with new flooring, fresh paint throughout, updated light fixtures, and several additional cosmetic improvements, along with an updated bathroom. Also has a newer hot water heater. The home offers two bedrooms on the main floor with 1 bedroom upstairs. Call your favorite agent today for a private showing!

9. 2025-06-23
   soldstatus $45,000
10. 2025-06-17
    soldstatus $45,000 Closed 443-char remark

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

11. 2025-06-17
    soldstatus $45,000 Closed

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

12. 2025-05-13
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

13. 2025-05-13
    status Pending

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

14. 2025-04-22
    listed $55,000 Active 443-char remark

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

15. 2025-04-22
    listed $55,000 Active

    Show marketing remark (443 chars)

    Welcome to this charming 2 bed, 1 bath home in Saginaw, offering 864 sq ft of cozy living space with plenty of potential. The home features a full basement, a 1 car detached garage, and a spacious enclosed front porch perfect for relaxing with your morning coffee. Bonus: the second floor offers space that could be finished into an additional bedroom, office, or bonus room. With great bones and room to grow, this is a fantastic opportunity!

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$122/yr (+$10/mo · 11.5%)

ⓘ 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: $12,502
• − Mortgage interest: −$4,756
• − Property taxes: −$1,063
• − Insurance: −$424
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,470
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,617/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

+54.4% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $84,900 REALCOMP
• 2026-04-16 Price Changed $86,200 MiRealSource-MiMLS
• 2026-04-16 Price Changed $86,200 REALCOMP
• 2026-03-28 Price Changed $87,500 MiRealSource-MiMLS
• 2026-03-28 Price Changed $87,500 REALCOMP
• 2026-03-10 Listed $89,900 REALCOMP
• 2026-03-10 Listed $89,900 MiRealSource-MiMLS
• 2025-06-23 Sold (Public Records) $45,000 Public Records
• 2025-06-17 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2025-06-17 Sold (MLS) $45,000 REALCOMP
• 2025-05-13 Pending — REALCOMP
• 2025-05-13 Pending — MiRealSource-MiMLS
• 2025-04-22 Listed $55,000 REALCOMP
• 2025-04-22 Listed $55,000 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $1,063 · -16.3% YoY. Source: county tax records.