1916 Joslin St · Saginaw, MI 48602

$75,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 324 Days on market

Built 1953 6,534 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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. Serious buyers only!

Key facts

• 6,534 sq ft lot
• Built 1953
• Listed 323 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (50 x 128)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Total of 4 rooms; One-level living with ground-level entry (with steps)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $75k).
• Recommended offer: $66k (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; 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 324 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 1953 — 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $45,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 Stanley St	0.16mi	2/1.0	816 (+7%)	2mo	$54,500	$67	79
1306 S Wheeler St	0.16mi	2/1.0	836 (+10%)	5mo	$38,000	$45	72
2112 Emerick St	0.37mi	2/1.0	714 (-6%)	7mo	$38,000	$53	67
1619 Arthur St	0.46mi	2/1.0	763 (+0%)	13mo	$57,000	$75	67
2236 King St	0.58mi	2/1.0	806 (+6%)	7mo	$27,000	$33	57
2418 S Niagara St	0.44mi	2/1.0	820 (+8%)	12mo	$40,100	$49	56
1519 Gilbert St	0.57mi	2/1.0	804 (+6%)	10mo	$41,500	$52	56
1920 Vermont St	0.55mi	2/1.0	840 (+10%)	5mo	$20,000	$24	53
1708 Division St	0.70mi	2/1.0	775 (+2%)	15mo	$79,000	$102	52
4411 W Michigan Ave	0.66mi	2/1.0	720 (-5%)	11mo	$70,000	$97	51
1719 Marquette St	0.61mi	2/1.5	830 (+9%)	5mo	$50,000	$60	50
1553 Holmes St	0.48mi	2/2.0	864 (+14%)	13mo	$107,500	$124	40

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $788
• Equity at exit: $11,183

10-year hold

• IRR: 11.6%
• Equity multiple: 1.95×
• Total profit: $19,967
• 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: 7.0×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $189

Break-even live

Break-even rent $655

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $231	-5% $210	+0% $189	+5% $168	+10% $147
Rent	-10% $118	-5% $154	+0% $189	+5% $224	+10% $260
Rate	-1.0pp $227	-0.5pp $208	base $189	+0.5pp $170	+1.0pp $150

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: —

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	44d	1	0.23mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	44d	1	0.34mi

Listing history 36 events

1. 2026-06-19
   days on market $75,000 Active 324 DOM
2. 2026-06-18
   days on market $75,000 Active 323 DOM
3. 2026-06-17
   days on market $75,000 Active 322 DOM
4. 2026-06-16
   days on market $75,000 Active 321 DOM
5. 2026-06-15
   days on market $75,000 Active 320 DOM
6. 2026-06-14
   days on market $75,000 Active 318 DOM
7. 2026-06-12
   days on market $75,000 Active 317 DOM
8. 2026-06-09
   days on market $75,000 Active 314 DOM
9. 2026-06-08
   days on market $75,000 Active 313 DOM
10. 2026-06-07
    days on market $75,000 Active 312 DOM
11. 2026-06-05
    days on market $75,000 Active 309 DOM
12. 2026-06-03
    days on market $75,000 Active 308 DOM
13. 2026-06-02
    days on market $75,000 Active 307 DOM
14. 2026-06-01
    days on market $75,000 Active 306 DOM
15. 2026-05-31
    days on market $75,000 Active 305 DOM
16. 2026-05-30
    days on market $75,000 Active 304 DOM
17. 2025-07-30
    listed $75,000 Active

    Show marketing remark (79 chars)

    Landlords/Investors, enjoy the guaranteed rental payments. Serious buyers only!

18. 2025-07-30
    listed $75,000 Active 79-char remark

    Show marketing remark (79 chars)

    Landlords/Investors, enjoy the guaranteed rental payments. Serious buyers only!

19. 2021-12-01
    soldstatus $100,000
20. 2015-05-08
    historical
21. 2015-05-08
    historical
22. 2014-11-10
    listed $17,900
23. 2014-11-10
    listed $17,900
24. 2013-08-23
    soldstatus $15,500
25. 2013-08-23
    soldstatus $15,500
26. 2013-08-22
    historical
27. 2013-03-28
    listed $21,900
28. 2013-03-28
    listed $21,900
29. 2011-02-15
    historical
30. 2011-02-15
    historical
31. 2010-10-14
    listed $26,900
32. 2010-10-14
    listed $26,900
33. 2000-03-09
    soldstatus $35,900
34. 2000-03-09
    soldstatus $35,900
35. 1999-08-28
    listed $34,900
36. 1999-08-28
    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: $1,115 · $93/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$20/yr (+$2/mo · 1.8%)

ⓘ 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: $10,731
• − Mortgage interest: −$4,201
• − Property taxes: −$1,115
• − Insurance: −$375
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,182
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $1,994/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

+114.9% since first listed

20 events — show timeline

• 2025-07-30 Listed $75,000 REALCOMP
• 2025-07-30 Listed $75,000 MiRealSource-MiMLS
• 2021-12-01 Sold (Public Records) $100,000 Public Records
• 2015-05-08 Listing Removed — MiRealSource-MiMLS
• 2015-05-08 Listing Removed — REALCOMP
• 2014-11-10 Listed $17,900 MiRealSource-MiMLS
• 2014-11-10 Listed $17,900 REALCOMP
• 2013-08-23 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2013-08-23 Sold (MLS) $15,500 REALCOMP
• 2013-08-22 Listing Removed — MiRealSource-MiMLS
• 2013-03-28 Listed $21,900 MiRealSource-MiMLS
• 2013-03-28 Listed $21,900 REALCOMP
• 2011-02-15 Listing Removed — REALCOMP
• 2011-02-15 Listing Removed — MiRealSource-MiMLS
• 2010-10-14 Listed $26,900 REALCOMP
• 2010-10-14 Listed $26,900 MiRealSource-MiMLS
• 2000-03-09 Sold (MLS) $35,900 MiRealSource-MiMLS
• 2000-03-09 Sold (MLS) $35,900 REALCOMP
• 1999-08-28 Listed $34,900 MiRealSource-MiMLS
• 1999-08-28 Listed $34,900 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $1,115 · -16.3% YoY. Source: county tax records.