719 S Bond St · Saginaw, MI 48602

$59,900

3 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 71 Days on market

Built 1884 6,098 sqft lot Est $68k · 12% 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 +12.8/15.0
• 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

Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

Key facts

• Vinyl windows
• First floor laundry
• Vinyl siding

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• VINYL SIDING
• VINYL WINDOWS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage; About 1.5 garage spaces; Additional garage structure on property
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Residential zoning
• Construction: Vinyl siding; Built area above grade approximately 1,191; Crawl space / no basement
• Exterior features: Front porch; City lot; Publicly maintained road; Lot approximately 52 x 120 (0.14 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 8.3% 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; 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 $414 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1884 — 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: 1.76% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $67,887
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 S Bond St	0.00mi	3/1.0	1,191 (0%)	0mo	$52,500	$44	100
803 S Oakley St	0.07mi	4/1.0 (+1)	1,200 (+1%)	5mo	$62,000	$52	86
1415 Lyon St	0.22mi	2/1.0 (-1)	1,068 (-10%)	0mo	$74,900	$70	67
310 S Bates St	0.32mi	3/1.0	1,069 (-10%)	2mo	$42,000	$39	67
1016 Thurman St	0.67mi	3/1.0	1,230 (+3%)	3mo	$69,900	$57	61
1430 Marquette St	0.53mi	3/1.0	1,301 (+9%)	5mo	$30,000	$23	56
1511 Osborn St	0.39mi	2/1.0 (-1)	1,041 (-13%)	1mo	$90,000	$86	55
144 Lockwood St	0.71mi	2/1.0 (-1)	1,164 (-2%)	4mo	$94,000	$81	55
251 Trier St	0.73mi	3/1.5	1,262 (+6%)	2mo	$147,000	$116	53
1 Southlawn Ct	0.67mi	3/1.0	1,090 (-8%)	4mo	$116,900	$107	51
1610 Cleveland St	0.72mi	3/1.0	1,279 (+7%)	4mo	$45,000	$35	50
1811 Allegan St	0.64mi	3/1.0	1,316 (+10%)	3mo	$70,000	$53	50

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: 24.2%
• Equity multiple: 2.01×
• Total profit: $16,914
• Equity at exit: $8,931

10-year hold

• IRR: 32.6%
• Equity multiple: 4.11×
• Total profit: $52,125
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $401

Break-even live

Break-even rent $547

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• 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	43d	1	1.44mi

Listing history 27 events

1. 2026-06-03
   statusdays on market $59,900 Pending 71 DOM
2. 2026-06-02
   days on market $59,900 Active 70 DOM
3. 2026-06-01
   days on market $59,900 Active 69 DOM
4. 2026-05-31
   days on market $59,900 Active 68 DOM
5. 2026-05-30
   days on market $59,900 Active 67 DOM
6. 2026-04-30
   price $59,900 260-char remark

   Show marketing remark (260 chars)

   Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

7. 2026-04-30
   price $59,900

   Show marketing remark (260 chars)

   Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

8. 2026-04-13
   price $62,900 260-char remark

   Show marketing remark (260 chars)

   Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

9. 2026-04-13
   price $62,900

   Show marketing remark (260 chars)

   Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

10. 2026-03-24
    listed $67,900 Active

    Show marketing remark (260 chars)

    Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

11. 2026-03-24
    listed $67,900 Active 260-char remark

    Show marketing remark (260 chars)

    Very nice home on Saginaw's West Side! This home has been freshly painted with new flooring and more! First floor bedroom with 2 additional bedrooms on the second floor and first floor laundry. Vinyl siding, vinyl windows, garage. This home is priced to sell!

12. 2019-10-01
    soldstatus $200,000
13. 2009-04-29
    soldstatus $6,000 377-char remark

    Show marketing remark (377 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #262-152602. Uninsured. Bids due by 02-16-09 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

14. 2009-04-29
    soldstatus $6,000

    Show marketing remark (377 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #262-152602. Uninsured. Bids due by 02-16-09 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

15. 2009-02-18
    historical
16. 2009-02-06
    listed $6,000 377-char remark

    Show marketing remark (377 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #262-152602. Uninsured. Bids due by 02-16-09 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

17. 2009-02-06
    listed $6,000

    Show marketing remark (377 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #262-152602. Uninsured. Bids due by 02-16-09 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

18. 2004-06-03
    soldstatus $47,900
19. 2004-04-19
    historical
20. 2004-04-16
    soldstatus $47,900
21. 2004-04-16
    soldstatus $47,900
22. 2004-02-09
    listed $48,900
23. 2004-02-09
    listed $48,900
24. 2003-12-26
    historical
25. 2003-12-26
    historical
26. 2003-06-26
    listed $48,900
27. 2003-06-26
    listed $48,900

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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: $12,653
• − Mortgage interest: −$3,355
• − Property taxes: −$1,114
• − Insurance: −$300
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,743
• Taxable income: $4,117
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $3,825/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

+22.5% since first listed

22 events — show timeline

• 2026-04-30 Price Changed $59,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $59,900 REALCOMP
• 2026-04-13 Price Changed $62,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $62,900 REALCOMP
• 2026-03-24 Listed $67,900 REALCOMP
• 2026-03-24 Listed $67,900 MiRealSource-MiMLS
• 2019-10-01 Sold (Public Records) $200,000 Public Records
• 2009-04-29 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2009-04-29 Sold (MLS) $6,000 REALCOMP
• 2009-02-18 Listing Removed — MiRealSource-MiMLS
• 2009-02-06 Listed $6,000 MiRealSource-MiMLS
• 2009-02-06 Listed $6,000 REALCOMP
• 2004-06-03 Sold (Public Records) $47,900 Public Records
• 2004-04-19 Listing Removed — MiRealSource-MiMLS
• 2004-04-16 Sold (MLS) $47,900 REALCOMP
• 2004-04-16 Sold (MLS) $47,900 MiRealSource-MiMLS
• 2004-02-09 Listed $48,900 REALCOMP
• 2004-02-09 Listed $48,900 MiRealSource-MiMLS
• 2003-12-26 Listing Removed — REALCOMP
• 2003-12-26 Listing Removed — MiRealSource-MiMLS
• 2003-06-26 Listed $48,900 REALCOMP
• 2003-06-26 Listed $48,900 MiRealSource-MiMLS

Property tax history

+4.2%/yr

Latest (2025): $1,114 · -16.3% YoY. Source: county tax records.