1700 Marquette St · Saginaw, MI 48602

$79,900

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 29 Days on market

Built 1924 3,049 sqft lot Est $80k · 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.4/15.0
• 1% rule +6.2/10.0
• 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 charming2-bedroom, 1-bath residence nestled in a quiet and peaceful neighborhood. This move-in ready home features brand new flooring and fresh carpet throughout, offering a clean and updated feel the moment you step inside. With thoughtful updates and a practical layout, it’s the perfect blend of comfort and convenience. Whether you’re a first-time buyer, downsizing, or looking fora low-maintenance property, this home checks all the boxes. Don’t miss the opportunity to make it yours!

Key facts

• 3,049 sq ft lot
• Built 1924
• Listed 29 days

Property features AI

Finance

• Financial info: Annual property tax listed
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Lot approximately 70 x 44 (0.07 acres); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Contains a basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $80k).
• Recommended offer: $79k (1.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Thompson Middle School (math 6% / reading 13%, grade F, #479 of 493 statewide, top 97%, 397 students, 93% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Saginaw School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+4.0%/yr); 250 active listings in the ZIP; 2 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 $552 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 22y 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; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $79,763
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Marquette St	0.00mi	2/1.0	963 (+0%)	1mo	$80,000	$83	99
1514 Marquette St	0.16mi	2/1.5	986 (+3%)	2mo	$50,000	$51	85
1717 S Hamilton St	0.58mi	2/1.0	960 (-0%)	4mo	$42,000	$44	69
1753 Kendrick St	0.40mi	3/1.5 (+1)	936 (-3%)	2mo	$60,000	$64	68
1013 Maple St	0.28mi	3/1.0 (+1)	1,034 (+8%)	2mo	$66,000	$64	67
1 Southlawn Ct	0.08mi	3/1.0 (+1)	1,090 (+13%)	4mo	$116,900	$107	65
2233 S Niagara St	0.65mi	3/1.0 (+1)	972 (+1%)	2mo	$44,000	$45	61
1802 Allegan St	0.37mi	2/1.0	834 (-13%)	0mo	$79,900	$96	60
1511 Osborn St	0.58mi	2/1.0	1,041 (+8%)	1mo	$90,000	$86	58
4135 Green St	0.63mi	2/1.0	900 (-6%)	3mo	$32,500	$36	57
1529 Beech St	0.65mi	2/1.0	859 (-11%)	1mo	$75,000	$87	51
1542 Beech St	0.67mi	3/1.0 (+1)	864 (-10%)	1mo	$102,000	$118	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: 0.6%
• Equity multiple: 1.02×
• Total profit: $509
• Equity at exit: $11,913

10-year hold

• IRR: 11.1%
• Equity multiple: 1.91×
• Total profit: $20,323
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $197

Break-even live

Break-even rent $646

Max offer price $79,900

Occupancy floor 73%

Sensitivity live

Price	-10% $243	-5% $220	+0% $197	+5% $175	+10% $152
Rent	-10% $127	-5% $162	+0% $197	+5% $233	+10% $268
Rate	-1.0pp $238	-0.5pp $218	base $197	+0.5pp $177	+1.0pp $156

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	45d	1	0.85mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	45d	1	0.96mi

Listing history 50 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Welcome home to this charming2-bedroom, 1-bath residence nestled in a quiet and peaceful neighborhood. This move-in ready home features brand new flooring and fresh carpet throughout, offering a clean and updated feel the moment you step inside. With thoughtful updates and a practical layout, it’s the perfect blend of comfort and convenience. Whether you’re a first-time buyer, downsizing, or looking fora low-maintenance property, this home checks all the boxes. Don’t miss the opportunity to make it yours!

3. 2026-04-02
   listed $79,900 Active

   Show marketing remark (528 chars)

   Welcome home to this charming2-bedroom, 1-bath residence nestled in a quiet and peaceful neighborhood. This move-in ready home features brand new flooring and fresh carpet throughout, offering a clean and updated feel the moment you step inside. With thoughtful updates and a practical layout, it’s the perfect blend of comfort and convenience. Whether you’re a first-time buyer, downsizing, or looking fora low-maintenance property, this home checks all the boxes. Don’t miss the opportunity to make it yours!

4. 2026-04-02
   listed $79,900 Active 528-char remark

   Show marketing remark (528 chars)

   Welcome home to this charming2-bedroom, 1-bath residence nestled in a quiet and peaceful neighborhood. This move-in ready home features brand new flooring and fresh carpet throughout, offering a clean and updated feel the moment you step inside. With thoughtful updates and a practical layout, it’s the perfect blend of comfort and convenience. Whether you’re a first-time buyer, downsizing, or looking fora low-maintenance property, this home checks all the boxes. Don’t miss the opportunity to make it yours!

5. 2026-03-13
   historical
6. 2026-02-05
   listed $84,900 Active
7. 2026-02-05
   listed $84,900 Active
8. 2026-02-02
   historical
9. 2026-01-16
   price $84,900
10. 2026-01-16
    price $84,900
11. 2026-01-09
    price $88,000
12. 2026-01-09
    price $88,000
13. 2026-01-02
    price $89,900
14. 2026-01-02
    price $89,900
15. 2025-11-28
    listed $93,900 Active
16. 2025-11-28
    listed $93,900 Active
17. 2025-11-24
    historical
18. 2025-10-29
    price $94,900
19. 2025-10-29
    price $94,900
20. 2025-10-21
    price $101,000
21. 2025-10-21
    price $101,000
22. 2025-10-15
    price $101,500
23. 2025-10-15
    price $101,500
24. 2025-10-06
    price $102,000
25. 2025-10-06
    price $102,000
26. 2025-10-03
    price $102,500
27. 2025-10-02
    price $102,500
28. 2025-09-30
    price $98,900
29. 2025-09-30
    price $98,900
30. 2025-09-22
    listed $99,900 Active
31. 2025-09-22
    listed $99,900 Active
32. 2025-08-12
    soldstatus $55,000
33. 2025-01-27
    historical
34. 2025-01-26
    historical
35. 2024-12-21
    price $67,000
36. 2024-12-20
    price $67,000
37. 2024-11-12
    price $77,000
38. 2024-11-11
    price $77,000
39. 2024-09-22
    listed $87,000 Active
40. 2024-09-22
    listed $87,000 Active
41. 2009-08-23
    historical
42. 2009-08-23
    historical
43. 2009-02-23
    listed $39,900
44. 2009-02-23
    listed $39,900
45. 2009-02-19
    historical
46. 2009-02-19
    historical
47. 2008-08-19
    listed $33,300
48. 2008-08-19
    listed $33,300
49. 2008-07-07
    historical
50. 2008-07-07
    historical

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$266/yr (+$22/mo · 38.1%)

ⓘ 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 (unshaded) · 20% 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: $10,753
• − Mortgage interest: −$4,476
• − Property taxes: −$698
• − Insurance: −$400
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$2,324
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,097/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

+167.2% since first listed

56 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-02 Listed $79,900 MiRealSource-MiMLS
• 2026-04-02 Listed $79,900 REALCOMP
• 2026-03-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-05 Listed $84,900 REALCOMP
• 2026-02-05 Listed $84,900 MiRealSource-MiMLS
• 2026-02-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-16 Price Changed $84,900 MiRealSource-MiMLS
• 2026-01-16 Price Changed $84,900 REALCOMP
• 2026-01-09 Price Changed $88,000 MiRealSource-MiMLS
• 2026-01-09 Price Changed $88,000 REALCOMP
• 2026-01-02 Price Changed $89,900 MiRealSource-MiMLS
• 2026-01-02 Price Changed $89,900 REALCOMP
• 2025-11-28 Listed $93,900 REALCOMP
• 2025-11-28 Listed $93,900 MiRealSource-MiMLS
• 2025-11-24 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Price Changed $94,900 MiRealSource-MiMLS
• 2025-10-29 Price Changed $94,900 REALCOMP
• 2025-10-21 Price Changed $101,000 MiRealSource-MiMLS
• 2025-10-21 Price Changed $101,000 REALCOMP
• 2025-10-15 Price Changed $101,500 MiRealSource-MiMLS
• 2025-10-15 Price Changed $101,500 REALCOMP
• 2025-10-06 Price Changed $102,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $102,000 REALCOMP
• 2025-10-03 Price Changed $102,500 MiRealSource-MiMLS
• 2025-10-02 Price Changed $102,500 REALCOMP
• 2025-09-30 Price Changed $98,900 MiRealSource-MiMLS
• 2025-09-30 Price Changed $98,900 REALCOMP
• 2025-09-22 Listed $99,900 REALCOMP
• 2025-09-22 Listed $99,900 MiRealSource-MiMLS
• 2025-08-12 Sold (Public Records) $55,000 Public Records
• 2025-01-27 Listing Removed — REALCOMP
• 2025-01-26 Listing Removed — MiRealSource-MiMLS
• 2024-12-21 Price Changed $67,000 MiRealSource-MiMLS
• 2024-12-20 Price Changed $67,000 REALCOMP
• 2024-11-12 Price Changed $77,000 MiRealSource-MiMLS
• 2024-11-11 Price Changed $77,000 REALCOMP
• 2024-09-22 Listed $87,000 REALCOMP
• 2024-09-22 Listed $87,000 MiRealSource-MiMLS
• 2009-08-23 Listing Removed — MiRealSource-MiMLS
• 2009-08-23 Listing Removed — REALCOMP
• 2009-02-23 Listed $39,900 MiRealSource-MiMLS
• 2009-02-23 Listed $39,900 REALCOMP
• 2009-02-19 Listing Removed — REALCOMP
• 2009-02-19 Listing Removed — MiRealSource-MiMLS
• 2008-08-19 Listed $33,300 REALCOMP
• 2008-08-19 Listed $33,300 MiRealSource-MiMLS
• 2008-07-07 Listing Removed — REALCOMP
• 2008-07-07 Listing Removed — MiRealSource-MiMLS
• 2007-05-14 Listed $34,900 REALCOMP
• 2007-05-14 Listed $34,900 MiRealSource-MiMLS
• 2005-02-10 Listing Removed — REALCOMP
• 2005-02-10 Listing Removed — MiRealSource-MiMLS
• 2004-08-08 Listed $29,900 REALCOMP
• 2004-08-08 Listed $29,900 MiRealSource-MiMLS

Property tax history

-0.2%/yr

Latest (2025): $698 · -15.3% YoY. Source: county tax records.