1746 Brockway St · Saginaw, MI 48602

$84,900

2 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 209 Days on market

Built 1899 8,712 sqft lot Est $87k · at est.

---

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 +24.8/30.0
• ARV discount +8.6/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

Key facts

• Vinyl flooring
• Real-wood flooring
• Backsplash

Tags

• VINYL FLOORING
• REAL-WOOD FLOORING
• CERAMIC TILE
• PEDESTAL SINK
• BACKSPLASH
• SHED FOR ADDED STORAGE

Property features AI

Finance

• Other: Publicly maintained road; Lot dimensions approximately 83.8 x 106.1; Lot about 0.2 acre; Zoned residential; No pool
• Financial info: Financial details not provided
• HOA & community: Homeowners association present

Exterior

• Parking: Parking information not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Foundation includes block, brick/mortar, and stone; Built area: 1,001 above-grade square feet
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Wall/window unit(s) for cooling
• Interior features: Eat-in kitchen; Has basement with crawl space and block construction
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $85k).
• Recommended offer: $75k (12.0% 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; 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 $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.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1899 — 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: 1.08% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $87,087
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 Newberry St	0.17mi	3/1.0 (+1)	1,004 (+0%)	4mo	$139,900	$139	83
1511 Osborn St	0.22mi	2/1.0	1,041 (+4%)	1mo	$90,000	$86	82
1529 Beech St	0.18mi	2/1.0	859 (-14%)	1mo	$75,000	$87	67
1910 Allegan St	0.27mi	2/1.0	894 (-11%)	4mo	$91,000	$102	66
1415 Lyon St	0.49mi	2/1.0	1,068 (+7%)	0mo	$74,900	$70	66
1700 Marquette St	0.59mi	2/1.0	963 (-4%)	1mo	$80,000	$83	65
1514 Marquette St	0.62mi	2/1.5	986 (-2%)	2mo	$50,000	$51	65
1542 Beech St	0.16mi	3/1.0 (+1)	864 (-14%)	1mo	$102,000	$118	64
828 Malzahn St	0.19mi	3/1.0 (+1)	1,138 (+14%)	3mo	$109,900	$97	61
310 S Bates St	0.61mi	3/1.0 (+1)	1,069 (+7%)	2mo	$42,000	$39	54
1 Southlawn Ct	0.51mi	3/1.0 (+1)	1,090 (+9%)	4mo	$116,900	$107	53
250 Goetz St	0.51mi	3/1.0 (+1)	1,120 (+12%)	4mo	$79,900	$71	48

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,393
• Equity at exit: $12,659

10-year hold

• IRR: 9.1%
• Equity multiple: 1.73×
• Total profit: $17,326
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $180

Break-even live

Break-even rent $691

Max offer price $84,900

Occupancy floor 75%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	44d	1	1.40mi

Listing history 28 events

1. 2026-05-19
   status Pending

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

2. 2026-05-19
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

3. 2026-04-05
   status Active
4. 2026-04-04
   status Active 885-char remark

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

5. 2026-04-02
   status Pending

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

6. 2026-04-02
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

7. 2026-02-26
   price $84,900 885-char remark

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

8. 2026-02-25
   price $84,900
9. 2026-01-07
   price $89,900 885-char remark

   Show marketing remark (885 chars)

   Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

10. 2026-01-07
    price $89,900

    Show marketing remark (885 chars)

    Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

11. 2025-10-20
    listed $99,900 Active

    Show marketing remark (885 chars)

    Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

12. 2025-10-20
    listed $99,900 Active 885-char remark

    Show marketing remark (885 chars)

    Welcome Home. Get ready to experience this beautiful and very well-maintained ranch-style Home, which is move-in ready and one you will definitely want to see for yourself. Enjoy your morning coffee and relaxing evenings on the wonderful porch. Updates include: Recent professionally landscaped areas of drive and exterior including - Grading, Stone Details and Drainage). Vinyl flooring in one bedroom and Real-wood flooring in the second, Vinyl siding, Ceramic tile in the bathroom with pedestal sink, Kitchen vinyl flooring and backsplash. Includes a shed for added storage. Convenient main floor laundry or alternate location option in the basement. Seller plans to leave the Electric Fireplace Unit in the living room which provides additional heat and also two window A/C units for new homeowner. Schedule your visit soon to experience the opportunity to make this your new Home.

13. 2005-04-06
    historical
14. 2005-04-06
    historical
15. 2005-01-08
    listed $57,900
16. 2005-01-08
    listed $57,900
17. 2005-01-06
    historical
18. 2005-01-06
    historical
19. 2004-12-06
    listed $57,900
20. 2004-12-06
    listed $57,900
21. 2004-12-05
    historical
22. 2004-12-05
    historical
23. 2004-08-05
    listed $57,900
24. 2004-08-05
    listed $57,900
25. 1999-12-30
    soldstatus $34,900
26. 1999-12-30
    soldstatus $34,900
27. 1998-11-14
    listed $34,900
28. 1998-11-14
    listed $34,900

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$264/yr (+$22/mo · 33.8%)

ⓘ 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: $11,021
• − Mortgage interest: −$4,756
• − Property taxes: −$780
• − Insurance: −$424
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$2,470
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $1,961/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

+143.3% since first listed

28 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-04-05 Relisted — REALCOMP
• 2026-04-04 Relisted — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-02-26 Price Changed $84,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $84,900 REALCOMP
• 2026-01-07 Price Changed $89,900 MiRealSource-MiMLS
• 2026-01-07 Price Changed $89,900 REALCOMP
• 2025-10-20 Listed $99,900 REALCOMP
• 2025-10-20 Listed $99,900 MiRealSource-MiMLS
• 2005-04-06 Listing Removed — REALCOMP
• 2005-04-06 Listing Removed — MiRealSource-MiMLS
• 2005-01-08 Listed $57,900 REALCOMP
• 2005-01-08 Listed $57,900 MiRealSource-MiMLS
• 2005-01-06 Listing Removed — REALCOMP
• 2005-01-06 Listing Removed — MiRealSource-MiMLS
• 2004-12-06 Listed $57,900 REALCOMP
• 2004-12-06 Listed $57,900 MiRealSource-MiMLS
• 2004-12-05 Listing Removed — REALCOMP
• 2004-12-05 Listing Removed — MiRealSource-MiMLS
• 2004-08-05 Listed $57,900 REALCOMP
• 2004-08-05 Listed $57,900 MiRealSource-MiMLS
• 1999-12-30 Sold (MLS) $34,900 REALCOMP
• 1999-12-30 Sold (MLS) $34,900 MiRealSource-MiMLS
• 1998-11-14 Listed $34,900 REALCOMP
• 1998-11-14 Listed $34,900 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2025): $780 · -38.6% YoY. Source: county tax records.