907 N Mason St · Saginaw, MI 48602

$84,900

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 92 Days on market

Built 1904 5,663 sqft lot Est $86k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.8/15.0
• 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

Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1904

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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: 1.45% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $85,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Miller St	0.08mi	3/1.0 (-1)	1,212 (-6%)	5mo	$26,000	$21	76
1819 Delaware St	0.38mi	4/1.0	1,334 (+3%)	3mo	$93,000	$70	75
1610 Cleveland St	0.40mi	3/1.0 (-1)	1,279 (-1%)	4mo	$45,000	$35	70
815 W Genesee Ave	0.67mi	3/1.0 (-1)	1,305 (+1%)	5mo	$72,000	$55	58
1923 N Oakley St	0.50mi	3/2.0 (-1)	1,343 (+4%)	4mo	$20,000	$15	58
2016 Houghton Ave	0.26mi	3/1.5 (-1)	1,152 (-11%)	6mo	$90,000	$78	58
1920 W Genesee St	0.55mi	4/2.0	1,391 (+7%)	3mo	$53,500	$38	56
1710 State St	0.60mi	4/2.0	1,358 (+5%)	6mo	$75,000	$55	55
1920 N Clinton St	0.50mi	4/2.0	1,155 (-11%)	6mo	$117,000	$101	49
1724 State St	0.60mi	3/1.0 (-1)	1,144 (-12%)	2mo	$75,000	$66	46
1407 Bay St	0.66mi	4/1.5	1,464 (+13%)	2mo	$142,900	$98	44
2208 W Genesee St	0.62mi	3/2.0 (-1)	1,102 (-15%)	5mo	$75,000	$68	33

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: 10.7%
• Equity multiple: 1.43×
• Total profit: $10,223
• Equity at exit: $12,659

10-year hold

• IRR: 20.6%
• Equity multiple: 2.83×
• Total profit: $43,416
• 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: 5.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $357

Break-even live

Break-even rent $775

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $405	-5% $381	+0% $357	+5% $333	+10% $309
Rent	-10% $260	-5% $308	+0% $357	+5% $405	+10% $454
Rate	-1.0pp $400	-0.5pp $378	base $357	+0.5pp $335	+1.0pp $312

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: —

Listing history 34 events

1. 2026-06-17
   status $84,900 Pending 92 DOM
2. 2026-06-16
   days on market $84,900 Active 92 DOM
3. 2026-06-15
   days on market $84,900 Active 91 DOM
4. 2026-06-14
   days on market $84,900 Active 89 DOM
5. 2026-06-12
   days on market $84,900 Active 88 DOM
6. 2026-06-09
   days on market $84,900 Active 85 DOM
7. 2026-06-08
   days on market $84,900 Active 84 DOM
8. 2026-06-07
   days on market $84,900 Active 83 DOM
9. 2026-06-05
   days on market $84,900 Active 80 DOM
10. 2026-06-03
    status $84,900 Active 79 DOM
11. 2026-03-18
    status Pending

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

12. 2026-03-18
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

13. 2026-02-04
    price $84,900 336-char remark

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

14. 2026-02-04
    price $84,900

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

15. 2026-01-01
    historical $1,400
16. 2025-12-29
    listed $89,900 Active

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

17. 2025-12-29
    listed $89,900 Active 336-char remark

    Show marketing remark (336 chars)

    Check out this beautiful 5 bedroom home on Saginaw's West Side! If you like spacious rooms, you'll love this home! Living room has fireplace, 4 Bedrooms up and one on main floor. Eat-in kitchen with pantry and formal dining room. Main floor laundry. 2.5 car attached garage means that you won't have to park outside in the snow anymore!

18. 2025-11-13
    listed $1,400
19. 2019-10-01
    soldstatus $200,000
20. 2012-04-04
    soldstatus $15,000
21. 2012-04-04
    soldstatus $15,000
22. 2012-03-05
    historical
23. 2012-02-26
    listed $19,999
24. 2012-02-26
    listed $19,999
25. 2012-02-17
    historical
26. 2012-02-17
    historical
27. 2011-08-17
    listed $19,999
28. 2011-08-17
    listed $19,999
29. 2002-03-19
    soldstatus $63,500
30. 2002-01-18
    soldstatus $63,500
31. 2002-01-18
    soldstatus $63,500
32. 2001-12-07
    historical
33. 2001-10-18
    listed $64,500
34. 2001-10-18
    listed $64,500

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 ≥100°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: $14,724
• − Mortgage interest: −$4,756
• − Property taxes: −$1,584
• − Insurance: −$424
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,470
• Taxable income: $3,135
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,529/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

+31.6% since first listed

24 events — show timeline

• 2026-03-18 Pending — REALCOMP
• 2026-03-18 Pending — MiRealSource-MiMLS
• 2026-02-04 Price Changed $84,900 MiRealSource-MiMLS
• 2026-02-04 Price Changed $84,900 REALCOMP
• 2026-01-01 Rental Removed $1,400 APPFOLIO
• 2025-12-29 Listed $89,900 REALCOMP
• 2025-12-29 Listed $89,900 MiRealSource-MiMLS
• 2025-11-13 Listed for Rent $1,400 APPFOLIO
• 2019-10-01 Sold (Public Records) $200,000 Public Records
• 2012-04-04 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2012-04-04 Sold (MLS) $15,000 REALCOMP
• 2012-03-05 Listing Removed — MiRealSource-MiMLS
• 2012-02-26 Listed $19,999 MiRealSource-MiMLS
• 2012-02-26 Listed $19,999 REALCOMP
• 2012-02-17 Listing Removed — REALCOMP
• 2012-02-17 Listing Removed — MiRealSource-MiMLS
• 2011-08-17 Listed $19,999 REALCOMP
• 2011-08-17 Listed $19,999 MiRealSource-MiMLS
• 2002-03-19 Sold (Public Records) $63,500 Public Records
• 2002-01-18 Sold (MLS) $63,500 REALCOMP
• 2002-01-18 Sold (MLS) $63,500 MiRealSource-MiMLS
• 2001-12-07 Listing Removed — MiRealSource-MiMLS
• 2001-10-18 Listed $64,500 REALCOMP
• 2001-10-18 Listed $64,500 MiRealSource-MiMLS

Property tax history

+1.1%/yr

Latest (2025): $1,584 · -16.3% YoY. Source: county tax records.