Is Saginaw County, MI good for real estate investing?

Saginaw County has an investment score of 74/100, rated as "Buy". The county ranks #56 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Saginaw?

The rent-to-price ratio in Saginaw County is 7.74% annually, which ranks in the 89th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Saginaw?

The median home price in Saginaw County is $164,018. This ranks #113 in affordability among all US counties.

Can you cash flow on rental properties in Saginaw?

Based on median values with 20% down at current rates, a typical rental in Saginaw County would generate negative cash flow of $172/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Saginaw County

MichiganPopulation: 189,821

/100

Buy

#56 of 1,000 counties

#9 in Michigan (83 counties)

Market Snapshot

$164,018

Median Home Price

40% below national median

$1,059/mo

Median Rent

29% below national median

7.74%

Rent-to-Price Ratio

Top 11% nationally

-$172

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$164,018

Down Payment (20%)$32,804

Loan Amount$131,214

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,059

Monthly P&I-$860

Est. Expenses (35%)-$371

Net Cash Flow-$172/mo

5.0%

Cap Rate (all cash)

-5.5%

Cash-on-Cash Return

7.74%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.0% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

74/100

Cash Flow(30%)

77/100

Based on 7.74% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

84/100

Based on 8.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

87/100

Price-to-income ratio of 2.9x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (7.74%)
+Strong price appreciation (+8.3% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 5.0% < mortgage rate 6.9%)

Economic Indicators

Population

189,821

Median Income

$56,579

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

2.9x

Very affordable

Compare to Nearby Counties

County					Verdict
BayMI	75	$175,060	$1,143	7.84%	Strong Buy	View
GratiotMI	75	$172,768	Est. pending	—	Strong Buy	View
DickinsonMI	75	$171,172	Est. pending	—	Strong Buy	View
CurrentSaginawMI	74	$164,018	$1,059	7.74%	Buy
HillsdaleMI	74	$202,422	Est. pending	—	Buy	View
OsceolaMI	73	$185,762	Est. pending	—	Buy	View

The Bottom Line

BuySaginaw offers solid investment potential with good cash flow or appreciation prospects.

Saginaw County in Michigan scores 74/100, ranking #56 of 1,000 US counties (top 5%). The 7.74% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-172/mo

Cap Rate

5.0%

Cash-on-Cash

-5.5%

Ready to Analyze a Deal in Saginaw?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

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Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$164,018

Down Payment (20%)$32,804

Loan Amount$131,214

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,059

Monthly P&I-$860

Est. Expenses (35%)-$371

Net Cash Flow-$172/mo

5.0%

Cap Rate (all cash)

-5.5%

Cash-on-Cash Return

7.74%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.0% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

74/100

Cash Flow(30%)

77/100

Based on 7.74% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

84/100

Based on 8.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

87/100

Price-to-income ratio of 2.9x. Lower ratios indicate more affordable markets.

Compare to Nearby Counties

County					Verdict
BayMI	75	$175,060	$1,143	7.84%	Strong Buy	View
GratiotMI	75	$172,768	Est. pending	—	Strong Buy	View
DickinsonMI	75	$171,172	Est. pending	—	Strong Buy	View
CurrentSaginawMI	74	$164,018	$1,059	7.74%	Buy
HillsdaleMI	74	$202,422	Est. pending	—	Buy	View
OsceolaMI	73	$185,762	Est. pending	—	Buy	View

The Bottom Line

BuySaginaw offers solid investment potential with good cash flow or appreciation prospects.

Saginaw County in Michigan scores 74/100, ranking #56 of 1,000 US counties (top 5%). The 7.74% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-172/mo

Cap Rate

5.0%

Cash-on-Cash

-5.5%