3559 Church St · Saginaw, MI 48604

$139,900

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 17 Days on market

Built 1950 0.92 ac lot Est $137k · at est.

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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 +22.3/30.0
• DSCR +7.2/10.0
• ARV discount +6.7/15.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This move-in ready property offers 3 bedrooms, 1 full bath, and a spacious layout designed for comfortable living. Recent updates include updated carpet and siding, creating a fresh and inviting atmosphere throughout. The large lot provides plenty of room for outdoor entertaining, gardening, or simply enjoying the outdoors. A 1-car garage adds convenience and additional storage space. With its combination of updates, functionality, and outdoor space, this home is ready for its next owner to move right in and make it their own. Conveniently located near everyday amenities. Call today for your personal showing!

Key facts

• Recent updates
• Outdoor entertaining
• Large lot

Tags

• MOVE IN READY
• RECENT UPDATES
• LARGE LOT
• OUTDOOR ENTERTAINING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Cleared lot; Paved road access; Lot dimensions approximately 60 x 120

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.5% below list).
• Recommended offer: $135k (3.5% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute F.
• Carrollton Public Schools (suburban): math 9% / reading 26% proficiency, ranked #485 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carrollton Elementary School (math 8% / reading 19%, grade F, #1,200 of 1,397 statewide, top 86%, 688 students, 83% FRL); Carrollton Middle School (math 8% / reading 27%, grade F, #436 of 493 statewide, top 89%, 372 students, 81% FRL); Carrollton High School (math 15% / reading 54%, grade F, #369 of 713 statewide, top 52%, 484 students, 73% FRL).
• Market conditions: 71 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 $967 of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $55k; list at $140k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000 (3.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $137,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Ventura Dr	0.27mi	3/1.0	1,243 (-9%)	8mo	$134,900	$109	67
3385 Church St	0.21mi	2/1.0 (-1)	1,234 (-9%)	5mo	$100,000	$81	66
3356 Winter St	0.27mi	4/1.0 (+1)	1,263 (-7%)	6mo	$120,000	$95	66
930 Stinson Dr	0.42mi	3/1.0	1,296 (-5%)	11mo	$159,900	$123	63
545 Walnut St	0.70mi	3/1.5	1,346 (-1%)	5mo	$137,000	$102	59
723 Pioneer Trl	0.41mi	3/1.0	1,194 (-12%)	2mo	$109,000	$91	59
3481 Bauer Dr	0.45mi	3/1.0	1,247 (-8%)	8mo	$147,000	$118	59
275 W Lynn St	0.46mi	3/2.0	1,498 (+10%)	4mo	$150,000	$100	54
2136 Plainview Dr	0.74mi	3/1.5	1,316 (-3%)	11mo	$158,000	$120	49
2981 Harrison St	0.70mi	3/1.0	1,196 (-12%)	6mo	$65,000	$54	42
3035 Schaeffer St	0.70mi	4/1.5 (+1)	1,186 (-13%)	6mo	$78,500	$66	34
2942 Harrison St	0.74mi	3/2.0	1,528 (+12%)	10mo	$155,000	$101	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,000
• Equity at exit: $20,860

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $11,755
• Equity at exit: $12,096

Cash invested: $39,172 (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 48604

• Home prices YoY: -24.6%
• Active inventory: 71
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $231

Break-even live

Break-even rent $1,057

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $310	-5% $271	+0% $231	+5% $192	+10% $152
Rent	-10% $125	-5% $178	+0% $231	+5% $285	+10% $338
Rate	-1.0pp $302	-0.5pp $267	base $231	+0.5pp $195	+1.0pp $158

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,350	$1.42	45d	15	0.99mi

Listing history 21 events

1. 2026-06-16
   status $139,900 Pending 17 DOM
2. 2026-06-15
   days on market $139,900 Active 17 DOM
3. 2026-06-14
   days on market $139,900 Active 15 DOM
4. 2026-06-12
   pricedays on market $139,900 Active 14 DOM
5. 2026-06-09
   days on market $144,900 Active 11 DOM
6. 2026-06-08
   days on market $144,900 Active 10 DOM
7. 2026-06-07
   days on market $144,900 Active 9 DOM
8. 2026-06-05
   days on market $144,900 Active 6 DOM
9. 2026-06-03
   days on market $144,900 Active 5 DOM
10. 2026-06-02
    days on market $144,900 Active 4 DOM
11. 2026-06-01
    days on market $144,900 Active 3 DOM
12. 2026-05-31
    days on market $144,900 Active 2 DOM
13. 2026-05-29
    listed $144,900 Active

    Show marketing remark (630 chars)

    Welcome home! This move-in ready property offers 3 bedrooms, 1 full bath, and a spacious layout designed for comfortable living. Recent updates include updated carpet and siding, creating a fresh and inviting atmosphere throughout. The large lot provides plenty of room for outdoor entertaining, gardening, or simply enjoying the outdoors. A 1-car garage adds convenience and additional storage space. With its combination of updates, functionality, and outdoor space, this home is ready for its next owner to move right in and make it their own. Conveniently located near everyday amenities. Call today for your personal showing!

14. 2026-05-29
    listed $144,900 Active 630-char remark

    Show marketing remark (630 chars)

    Welcome home! This move-in ready property offers 3 bedrooms, 1 full bath, and a spacious layout designed for comfortable living. Recent updates include updated carpet and siding, creating a fresh and inviting atmosphere throughout. The large lot provides plenty of room for outdoor entertaining, gardening, or simply enjoying the outdoors. A 1-car garage adds convenience and additional storage space. With its combination of updates, functionality, and outdoor space, this home is ready for its next owner to move right in and make it their own. Conveniently located near everyday amenities. Call today for your personal showing!

15. 2024-11-08
    soldstatus $55,000 Sold 282-char remark

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

16. 2024-11-08
    soldstatus $55,000 Closed

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

17. 2024-11-07
    soldstatus $55,000
18. 2024-10-08
    status Pending 282-char remark

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

19. 2024-10-08
    status Pending

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

20. 2024-10-01
    listed $55,000 Active 282-char remark

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

21. 2024-10-01
    listed $55,000 Active

    Show marketing remark (282 chars)

    If you're at all handy, or have a few DIY skills, this is an absolutely fabulous deal. What a beautiful setting with a very large back yard. Spacious living room, cute kitchen, renovated bathroom and an attached garage. Come take a look and see if this might be your secret diamond.

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$818/yr (+$68/mo · 157.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% 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: $16,200
• − Mortgage interest: −$7,837
• − Property taxes: −$519
• − Insurance: −$700
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,070
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,659/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: Carrollton Public Schools
• NCES district ID: 2608070
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,147
• Composite: 14.74/100
• National rank: #9395
• State rank: #485 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

• City population: 54,884
• Population (ZIP): 11,284

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 1%

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: ▼ -68.55%
• Current HPI: 210.5278
• 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

+163.5% since first listed

9 events — show timeline

• 2026-05-29 Listed $144,900 MiRealSource-MiMLS
• 2026-05-29 Listed $144,900 REALCOMP
• 2024-11-08 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2024-11-08 Sold (MLS) $55,000 REALCOMP
• 2024-11-07 Sold (Public Records) $55,000 Public Records
• 2024-10-08 Pending — REALCOMP
• 2024-10-08 Pending — MiRealSource-MiMLS
• 2024-10-01 Listed $55,000 MiRealSource-MiMLS
• 2024-10-01 Listed $55,000 REALCOMP

Property tax history

-7.3%/yr

Latest (2025): $519 · -75.7% YoY. Source: county tax records.