5227 Dania St · Swartz Creek, MI 48532

$109,900

3 bd · 1.0 ba · 748 sqft · SingleFamily · 103 Days on market

Built 1960 7,841 sqft lot $147/sqft · 6% below area Est $116k · 6% under

---

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 +23.7/30.0
• ARV discount +10.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3-bedroom, 1-bath ranch offering easy, one-level living - perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard - great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you'll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

Key facts

• 7,841 sq ft lot
• Built 1960
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.9% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $110k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1960 — 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 D-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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $116,327
• List price: $109,900
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Grassmere Ave	0.64mi	3/1.0	800 (+7%)	4mo	$130,000	$163	56
2084 Ainsworth St	0.72mi	2/1.0 (-1)	672 (-10%)	13mo	$112,500	$167	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,534
• Equity at exit: $16,386

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $13,118
• Equity at exit: $9,502

Cash invested: $30,772 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $209

Break-even live

Break-even rent $904

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-10
   status $109,900 Pending 103 DOM
2. 2026-06-09
   days on market $109,900 Active 103 DOM
3. 2026-06-08
   days on market $109,900 Active 102 DOM
4. 2026-06-07
   days on market $109,900 Active 101 DOM
5. 2026-06-05
   days on market $109,900 Active 98 DOM
6. 2026-06-02
   days on market $109,900 Active 96 DOM
7. 2026-06-01
   days on market $109,900 Active 95 DOM
8. 2026-05-31
   days on market $109,900 Active 94 DOM
9. 2026-05-30
   days on market $109,900 Active 93 DOM
10. 2026-05-06
    price $109,900 559-char remark

    Show marketing remark (559 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living - perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard - great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you'll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

11. 2026-05-05
    price $109,900 573-char remark

    Show marketing remark (573 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living — perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard — great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you’ll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

12. 2026-04-01
    price $114,900 559-char remark

    Show marketing remark (559 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living - perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard - great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you'll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

13. 2026-03-31
    price $114,900 573-char remark

    Show marketing remark (573 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living — perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard — great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you’ll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

14. 2026-02-27
    listed $119,900 Active 559-char remark

    Show marketing remark (573 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living — perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard — great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you’ll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

15. 2026-02-27
    listed $119,900 Active 573-char remark

    Show marketing remark (573 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living — perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard — great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you’ll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

16. 2026-02-26
    historical $119,900 559-char remark

    Show marketing remark (559 chars)

    Adorable 3-bedroom, 1-bath ranch offering easy, one-level living - perfect for first-time buyers or those looking to downsize! This super cute home features a nicely sized kitchen with an island, ideal for everyday meals and casual entertaining. Enjoy a fully fenced backyard - great for pets, gardening, or relaxing outdoors. Tucked away on a quiet dead-end street, you'll love the low-traffic setting and peaceful feel while still being close to conveniences. A wonderful opportunity for affordable, low-maintenance living in a cozy and welcoming space!

17. 2021-09-14
    soldstatus $69,500
18. 2021-08-25
    soldstatus $69,500 Sold
19. 2021-08-25
    soldstatus $69,500 Closed
20. 2021-07-19
    status Pending
21. 2021-07-19
    status Pending
22. 2021-07-16
    listed $65,000 Active
23. 2021-07-16
    listed $65,000 Active
24. 2021-07-14
    historical $65,000
25. 2021-07-14
    historical $65,000
26. 2015-02-09
    historical
27. 2014-12-16
    listed $25,500
28. 2014-12-16
    listed $25,500
29. 2010-12-03
    historical
30. 2010-08-09
    historical
31. 2010-08-08
    historical
32. 2010-02-10
    listed $44,900
33. 2010-02-10
    listed $44,900
34. 2007-08-30
    historical
35. 2007-08-30
    historical
36. 2007-06-13
    listed $84,900
37. 2007-06-13
    historical
38. 2007-06-13
    listed $84,900
39. 2007-06-12
    historical
40. 2007-03-14
    listed $84,900
41. 2007-03-14
    listed $84,900
42. 2007-03-13
    listed $84,900
43. 2001-09-13
    soldstatus $74,500

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,400 · $117/mo
• Expected delta: +$293/yr (+$24/mo · 26.4%)

ⓘ 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 ≥96°F today · 15 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: $14,020
• − Mortgage interest: −$6,156
• − Property taxes: −$1,107
• − Insurance: −$550
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,197
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,319/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,339
• Population (ZIP): 19,750

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% 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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• 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

+47.5% since first listed

34 events — show timeline

• 2026-05-06 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $109,900 REALCOMP
• 2026-04-01 Price Changed $114,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $114,900 REALCOMP
• 2026-02-27 Listed $119,900 MiRealSource-MiMLS
• 2026-02-27 Listed $119,900 REALCOMP
• 2026-02-26 Coming Soon $119,900 MiRealSource-MiMLS
• 2021-09-14 Sold (Public Records) $69,500 Public Records
• 2021-08-25 Sold (MLS) $69,500 MiRealSource-MiMLS
• 2021-08-25 Sold (MLS) $69,500 REALCOMP
• 2021-07-19 Pending — MiRealSource-MiMLS
• 2021-07-19 Pending — REALCOMP
• 2021-07-16 Listed $65,000 MiRealSource-MiMLS
• 2021-07-16 Listed $65,000 REALCOMP
• 2021-07-14 Coming Soon $65,000 MiRealSource-MiMLS
• 2021-07-14 Coming Soon $65,000 REALCOMP
• 2015-02-09 Listing Removed — MiRealSource-MiMLS
• 2014-12-16 Listed $25,500 MiRealSource-MiMLS
• 2014-12-16 Listed $25,500 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-08-09 Listing Removed — MiRealSource-MiMLS
• 2010-08-08 Listing Removed — REALCOMP
• 2010-02-10 Listed $44,900 REALCOMP
• 2010-02-10 Listed $44,900 MiRealSource-MiMLS
• 2007-08-30 Listing Removed — REALCOMP
• 2007-08-30 Listing Removed — MiRealSource-MiMLS
• 2007-06-13 Listed $84,900 MiRealSource-MiMLS
• 2007-06-13 Listing Removed — MiRealSource-MiMLS
• 2007-06-13 Listed $84,900 REALCOMP
• 2007-06-12 Listing Removed — REALCOMP
• 2007-03-14 Listed $84,900 REALCOMP
• 2007-03-14 Listed $84,900 MiRealSource-MiMLS
• 2007-03-13 Listed $84,900 REALCOMP
• 2001-09-13 Sold (Public Records) $74,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,107 · -25.9% YoY. Source: county tax records.