5444 Mendel Berger Dr · Beecher, MI 48505

$54,999

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 137 Days on market

Built 1965 6,534 sqft lot $55/sqft · 113% above area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

Key facts

• Open floor plan
• 6,534 sq ft lot
• 2 garage spots

Tags

• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#603 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime F, amenities F.
• Beecher Community School District (suburban): math 7% / reading 10% proficiency, ranked #722 of 760 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 37% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $48,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.89% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 4.4

CMA / ARV

• ARV (median comp): $25,814
• List price: $54,999
• Delta: 113.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5444 Mendel Berger Dr	0.00mi	3/1.0	1,000 (0%)	0mo	$42,500	$43	100
2232 Douglas Joel Dr	0.11mi	3/1.0	1,008 (+1%)	7mo	$35,000	$35	87
2303 W Coldwater Rd	0.23mi	3/1.0	1,008 (+1%)	1mo	$63,000	$63	87
5516 Mendel Berger Dr	0.14mi	3/1.0	1,035 (+4%)	9mo	$15,250	$15	81
5442 Nasser St	0.08mi	3/1.0	960 (-4%)	13mo	$10,208	$11	79
5454 Kellar Ave	0.41mi	3/1.0	984 (-2%)	1mo	$79,500	$81	78
5428 Farmhill Rd	0.24mi	3/1.5	923 (-8%)	9mo	$45,000	$49	66
1395 W Yale Ave	0.67mi	3/1.0	1,002 (+0%)	3mo	$8,800	$9	66
2162 W Coldwater Rd	0.22mi	3/1.0	888 (-11%)	9mo	$101,000	$114	64
5395 Stiffler Rd	0.33mi	3/2.0	912 (-9%)	6mo	$10,000	$11	61
6117 Penwood Rd	0.65mi	2/1.5 (-1)	985 (-2%)	12mo	$79,900	$81	50
1498 W Genesee Ave	0.54mi	3/1.0	864 (-14%)	7mo	$77,900	$90	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.76×
• Total profit: $27,051
• Equity at exit: $23,727

10-year hold

• IRR: 32.2%
• Equity multiple: 5.40×
• Total profit: $67,772
• Equity at exit: $35,805

Cash invested: $15,400 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$288
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $334

Break-even live

Break-even rent $614

Max offer price $54,999

Occupancy floor 63%

Sensitivity live

Price	-10% $365	-5% $350	+0% $334	+5% $319	+10% $303
Rent	-10% $252	-5% $293	+0% $334	+5% $375	+10% $416
Rate	-1.0pp $362	-0.5pp $348	base $334	+0.5pp $320	+1.0pp $305

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	14d	1	0.32mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	0.53mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	44d	1	0.62mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	44d	1	0.84mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	14d	1	0.99mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	22d	1	1.04mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	1.11mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	44d	1	1.36mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	1.37mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	1.44mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	1.47mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	14d	1	1.48mi

Listing history 18 events

1. 2026-06-02
   status $54,999 Pending 137 DOM
2. 2026-06-01
   days on market $54,999 Active 137 DOM
3. 2026-05-31
   days on market $54,999 Active 136 DOM
4. 2026-05-30
   days on market $54,999 Active 135 DOM
5. 2026-05-09
   status Active 425-char remark

   Show marketing remark (425 chars)

   WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

6. 2026-05-09
   status Active 425-char remark

   Show marketing remark (425 chars)

   WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

7. 2026-04-27
   status Pending 425-char remark

   Show marketing remark (425 chars)

   WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

8. 2026-04-27
   status Pending 425-char remark

   Show marketing remark (425 chars)

   WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

9. 2026-04-07
   price $54,999 425-char remark

   Show marketing remark (425 chars)

   WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

10. 2026-04-06
    price $54,999 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

11. 2026-03-23
    status Active 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

12. 2026-03-23
    status Active 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

13. 2026-03-04
    historical Active Under Contract 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

14. 2026-03-04
    historical Accepting Backup Offers 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

15. 2026-02-07
    status Pending 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

16. 2026-02-07
    status Pending 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

17. 2025-12-09
    listed $59,000 Active 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

18. 2025-12-08
    listed $59,000 Active 425-char remark

    Show marketing remark (425 chars)

    WE LOST OUR BUYER. .. .. . Come take a look. . If you love a home that has a Family room and living room for that extra space for gatherings or just relax at the fireplace, then this is it. You also have an open floor plan which some people love. The basement is down to the studs and ready to be refinished for that extra added space, office, 1/2 bath, family room and bedroom, what ever your heart desire. . Priced to sell.

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $2,086 · $174/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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,447
• − Mortgage interest: −$3,081
• − Property taxes: −$2,086
• − Insurance: −$275
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,600
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,192/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: Beecher Community School District
• NCES district ID: 2604500
• Math proficiency: 7% ▲ 3.00%
• Reading proficiency: 10% ▼ -2.00%
• Median HH income: $27,719
• Composite: 9.96/100
• National rank: #14685
• State rank: #722 of 760 in MI

Livability — Beecher

• Score: 59/100
• State rank: #603
• US rank: #19782

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• Metro: Flint, 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

-6.8% since first listed

14 events — show timeline

• 2026-05-09 Relisted — REALCOMP
• 2026-05-09 Relisted — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-07 Price Changed $54,999 MiRealSource-MiMLS
• 2026-04-06 Price Changed $54,999 REALCOMP
• 2026-03-23 Relisted — REALCOMP
• 2026-03-23 Relisted — MiRealSource-MiMLS
• 2026-03-04 Contingent — REALCOMP
• 2026-03-04 Contingent — MiRealSource-MiMLS
• 2026-02-07 Pending — REALCOMP
• 2026-02-07 Pending — MiRealSource-MiMLS
• 2025-12-09 Listed $59,000 REALCOMP
• 2025-12-08 Listed $59,000 MiRealSource-MiMLS

Property tax history

+29.1%/yr

Latest (2025): $2,086 · +6.5% YoY. Source: county tax records.