River Forest

Michigan

Tax DeedpendingSells Sep 2, 2026 · 10 days ago

View on map ↗

Opening bid

$11,213

Assessed value

$108,500

Market / AVM

—

Taxes owed

—

Parcel number: 23-12-4-32-2226-000
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Legal description

LOT 76 RIVER FOREST SUBDIVISION NO 3 SEC 32 T12N R4E

Property facts enriched via mi-taxsaleinfo-sev · 8/1/2026

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 23-12-4-32-2226-000
Foreclosures and Delinquent Tax Sales ↗search: 23-12-4-32-2226-000
Recorded Document Search ↗search: 23-12-4-32-2226-000
Michigan Survey and Plat Records Search ↗search: 23-12-4-32-2226-000
Google Maps (parcel / address search) ↗

Saginaw County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Calhoun County2025-10-31
Owned
$14,000
Berrien County2025-10-31
Owned
$5,700
Berrien County2025-10-31
Owned
$2,600
Calhoun County2025-10-31
Owned
$1,600
Berrien County2025-10-31
Owned
$1,100
Calhoun County2025-10-31
Owned
$1,000

Liens that survive

Tax foreclosure deeds generally clear junior private liens if judgment complete; federal liens and land-bank covenants can affect marketability. Heavy code/blight risk on city inventory. Surplus claims processes apply.

Quiet title

Frequently advisable in Saginaw city parcels before refinance or resale insurance.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Saginaw County Treasurer ↗

Deal analysis

Your maximum bid

$127,660

Walk away above this. Projected profit at the ceiling: $65,100 (30% of ARV).

Opening bid $11,213

Room to bid $116,446

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$48,600

Under max by $79,059

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $127,660 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $108,500 ÷ 0.5 assessment ratio. Michigan state equalized value is 50% of true cash value by constitution (Mich. Const. art. IX, § 3); taxable value may be lower still. The SEV published with these auction listings is taken from the delinquent tax year that was foreclosed upon, so it is typically several years stale — in a rising market it understates current value, and in a falling one it overstates it.

After-repair value: $217,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$17,360
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$326/month.: −$3,581
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$65,100
Maximum bid: $127,660

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

Deal analysis

Your maximum bid

$127,660

Walk away above this. Projected profit at the ceiling: $65,100 (30% of ARV).

Opening bid $11,213

Room to bid $116,446

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$48,600

Under max by $79,059

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $127,660 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

After-repair value: $217,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$17,360
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$326/month.: −$3,581
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$65,100
Maximum bid: $127,660

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

County records

Saginaw County rules

Historical comps

Verify before you bid

County records

Saginaw County rules

Historical comps

Verify before you bid

AI risk brief