1723 Maine St · Saginaw, MI 48602

$75,000

3 bd · 1.5 ba · 1,738 sqft · SingleFamily public records · 371 Days on market

Built 1922 6,098 sqft lot Est $136k · 45% under

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

Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.14 acres (45.54 x 131.91)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 5 total rooms

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$135,564) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 8.2% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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 $10k; list at $75k implies a 669% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.55% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $135,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 S Wheeler St	0.21mi	3/1.5	1,728 (-1%)	8mo	$50,000	$29	82
1544 Maine St	0.15mi	3/1.0	1,632 (-6%)	8mo	$76,000	$47	75
1922 Vernon St	0.32mi	3/1.5	1,708 (-2%)	13mo	$155,000	$91	72
11 Roselawn Ct	0.29mi	3/1.0	1,573 (-10%)	1mo	$122,000	$78	68
1556 Marquette St	0.19mi	3/2.0	1,612 (-7%)	13mo	$120,000	$74	66
711 Maple St	0.11mi	4/2.0 (+1)	1,530 (-12%)	12mo	$85,000	$56	58
41 Benton Rd	0.45mi	3/2.0	1,888 (+9%)	8mo	$238,000	$126	56
125 Gratiot Court Ct	0.41mi	4/1.5 (+1)	1,598 (-8%)	9mo	$169,900	$106	55
2231 Salt St	0.67mi	3/1.0	1,755 (+1%)	12mo	$55,000	$31	55
1536 Greenwich St	0.32mi	4/1.5 (+1)	1,536 (-12%)	10mo	$100,000	$65	53
215 Ardussi Ave	0.66mi	3/2.5	1,857 (+7%)	8mo	$228,000	$123	47
1129 Pacelli St	0.68mi	3/1.0	1,536 (-12%)	7mo	$150,000	$98	41

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $9,951
• Equity at exit: $11,183

10-year hold

• IRR: 21.6%
• Equity multiple: 2.94×
• Total profit: $40,662
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $328

Break-even live

Break-even rent $750

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $370	-5% $349	+0% $328	+5% $307	+10% $285
Rent	-10% $236	-5% $282	+0% $328	+5% $374	+10% $420
Rate	-1.0pp $366	-0.5pp $347	base $328	+0.5pp $308	+1.0pp $289

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $75,000 Active 371 DOM
2. 2026-06-18
   days on market $75,000 Active 370 DOM
3. 2026-06-17
   days on market $75,000 Active 369 DOM
4. 2026-06-16
   days on market $75,000 Active 368 DOM
5. 2026-06-15
   days on market $75,000 Active 367 DOM
6. 2026-06-14
   days on market $75,000 Active 365 DOM
7. 2026-06-12
   days on market $75,000 Active 364 DOM
8. 2026-06-09
   days on market $75,000 Active 361 DOM
9. 2026-06-08
   days on market $75,000 Active 360 DOM
10. 2026-06-07
    days on market $75,000 Active 359 DOM
11. 2026-06-05
    days on market $75,000 Active 356 DOM
12. 2026-06-03
    days on market $75,000 Active 355 DOM
13. 2026-06-02
    days on market $75,000 Active 354 DOM
14. 2026-06-01
    days on market $75,000 Active 353 DOM
15. 2026-05-31
    days on market $75,000 Active 352 DOM
16. 2026-05-30
    days on market $75,000 Active 351 DOM
17. 2026-01-20
    status Active 288-char remark

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

18. 2026-01-20
    status Active

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

19. 2026-01-10
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

20. 2026-01-10
    status Pending

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

21. 2025-06-03
    listed $75,000 Active

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

22. 2025-06-03
    listed $75,000 Active 288-char remark

    Show marketing remark (288 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 3-bedroom property has undergone recent updates. Section 8 pays directly to the owner. Rent is $1200, the landlord receives Positive Cash Flow. Do Not Disturb tenants! Serious buyers only!

23. 2011-01-07
    soldstatus $9,750
24. 2011-01-07
    soldstatus $9,750
25. 2010-11-01
    historical
26. 2010-10-29
    listed $11,660
27. 2010-10-29
    listed $11,660
28. 2007-08-28
    historical
29. 2007-07-25
    listed $40,900
30. 2000-02-14
    soldstatus $17,700
31. 2000-02-14
    soldstatus $17,700
32. 2000-01-06
    historical
33. 1999-09-10
    listed $12,000
34. 1999-09-10
    listed $12,000

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 ≥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: $13,974
• − Mortgage interest: −$4,201
• − Property taxes: −$2,011
• − Insurance: −$375
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,182
• Taxable income: $2,970
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,222/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

+525.0% since first listed

18 events — show timeline

• 2026-01-20 Relisted — MiRealSource-MiMLS
• 2026-01-20 Relisted — REALCOMP
• 2026-01-10 Pending — MiRealSource-MiMLS
• 2026-01-10 Pending — REALCOMP
• 2025-06-03 Listed $75,000 REALCOMP
• 2025-06-03 Listed $75,000 MiRealSource-MiMLS
• 2011-01-07 Sold (MLS) $9,750 MiRealSource-MiMLS
• 2011-01-07 Sold (MLS) $9,750 REALCOMP
• 2010-11-01 Listing Removed — MiRealSource-MiMLS
• 2010-10-29 Listed $11,660 MiRealSource-MiMLS
• 2010-10-29 Listed $11,660 REALCOMP
• 2007-08-28 Listing Removed — MiRealSource-MiMLS
• 2007-07-25 Listed $40,900 MiRealSource-MiMLS
• 2000-02-14 Sold (MLS) $17,700 REALCOMP
• 2000-02-14 Sold (MLS) $17,700 MiRealSource-MiMLS
• 2000-01-06 Listing Removed — MiRealSource-MiMLS
• 1999-09-10 Listed $12,000 REALCOMP
• 1999-09-10 Listed $12,000 MiRealSource-MiMLS

Property tax history

+2.3%/yr

Latest (2025): $2,011 · -16.3% YoY. Source: county tax records.