225 E Park Ave · Flushing, MI 48433

$199,900

3 bd · 1.5 ba · 1,857 sqft · SingleFamily · 42 Days on market

Built 1951 0.38 ac lot $108/sqft · 11% below area Est $223k · 11% under ↓ 11% since listing

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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 +23.2/30.0
• ARV discount +12.2/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick veneer exterior
• Construction: Block foundation; Built with brick veneer
• Exterior features: Paved road access; Lot approximately 0.38 acres (150 x 108); No pool

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Flushing — 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 76/100 on livability (#140 in MI, #3,431 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Flushing Community Schools (suburban): math 25% / reading 41% proficiency, ranked #295 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $223,476
• List price: $199,900
• Delta: -8.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 N Mckinley Rd	0.04mi	2/2.0 (-1)	1,858 (+0%)	9mo	$235,000	$126	84
314 Myrtle St	0.19mi	2/2.5 (-1)	1,850 (-0%)	1mo	$219,000	$118	80
528 James Connis Dr	0.19mi	3/1.0	1,910 (+3%)	12mo	$224,000	$117	74
605 Hut West Dr Dr	0.40mi	3/2.0	1,776 (-4%)	5mo	$222,500	$125	68
313 Myrtle St	0.19mi	3/1.5	2,121 (+14%)	1mo	$199,000	$94	66
218 N Maple St	0.25mi	3/1.0	1,732 (-7%)	12mo	$230,000	$133	66
320 E Main St	0.41mi	4/1.0 (+1)	1,872 (+1%)	11mo	$212,000	$113	64
620 Carpenter Rd	0.61mi	3/2.0	1,947 (+5%)	2mo	$247,500	$127	60
217 W Main St	0.46mi	4/3.0 (+1)	1,972 (+6%)	9mo	$215,000	$109	50
112 S Mckinley Rd	0.40mi	3/2.0	1,645 (-11%)	12mo	$110,000	$67	50
5016 Deland Rd	0.72mi	3/1.0	1,722 (-7%)	5mo	$247,000	$143	48
321 Terrace Dr	0.70mi	4/1.5 (+1)	2,100 (+13%)	2mo	$243,000	$116	39

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,258
• Equity at exit: $29,806

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $21,809
• Equity at exit: $17,284

Cash invested: $55,972 (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 48433

• Active inventory: 156
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $363

Break-even live

Break-even rent $1,741

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $476	-5% $419	+0% $363	+5% $306	+10% $250
Rent	-10% $189	-5% $276	+0% $363	+5% $450	+10% $537
Rate	-1.0pp $463	-0.5pp $414	base $363	+0.5pp $311	+1.0pp $258

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Carpenter Rd Flushing, MI	3.0	2.0	2244	$2,200	$0.98	21d	1	0.63mi

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 42 DOM
2. 2026-06-17
   days on market $199,900 Active 41 DOM
3. 2026-06-16
   price $199,900 Active 40 DOM

   Show marketing remark (802 chars)

   Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

4. 2026-06-16
   days on market $204,900 Active 40 DOM

   Show marketing remark (802 chars)

   Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

5. 2026-06-15
   days on market $204,900 Active 39 DOM
6. 2026-06-14
   days on market $204,900 Active 37 DOM
7. 2026-06-13
   days on market $204,900 Active 36 DOM
8. 2026-06-10
   days on market $204,900 Active 34 DOM
9. 2026-06-09
   days on market $204,900 Active 33 DOM
10. 2026-06-08
    days on market $204,900 Active 32 DOM
11. 2026-06-07
    days on market $204,900 Active 31 DOM
12. 2026-06-05
    days on market $204,900 Active 28 DOM
13. 2026-06-03
    days on market $204,900 Active 27 DOM

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

14. 2026-06-03
    remarks 693-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

15. 2026-06-03
    price $204,900 Active 26 DOM

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

16. 2026-06-02
    days on market $214,900 Active 26 DOM
17. 2026-06-01
    days on market $214,900 Active 25 DOM
18. 2026-05-31
    days on market $214,900 Active 24 DOM
19. 2026-05-30
    days on market $214,900 Active 23 DOM
20. 2026-05-12
    status Active 720-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

21. 2026-05-12
    status Active 734-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

22. 2026-05-06
    status Pending 720-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

23. 2026-05-06
    status Pending 734-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

24. 2026-04-30
    listed $224,900 Active 720-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

25. 2026-04-30
    listed $224,900 Active 734-char remark

    Show marketing remark (802 chars)

    Investor special! Home is being sold as-is, please contact the agent for details. Welcome to 225 E Park Ave! This charming single-story ranch offering 3 bedrooms and 2 bathrooms, perfectly situated near downtown Flushing! Enjoy the convenience of being just minutes from local shops, grocery stores, schools, and churches while tucked away in a quiet, peaceful neighborhood. This home features a comfortable layout with plenty of potential to make it truly your own. Step outside to a fully fenced backyard - ideal for pets, entertaining, or simply relaxing in your private outdoor space. Whether you're a first-time buyer, downsizing, or looking for your next investment, this home offers the perfect blend of location, comfort, and opportunity. Don't miss your chance - make this home your own today!

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$77/yr (+$6/mo · 2.6%)

ⓘ 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 · 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: $26,400
• − Mortgage interest: −$11,198
• − Property taxes: −$2,924
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,815
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $4,056/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: Flushing Community Schools
• NCES district ID: 2614550
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $58,883
• Composite: 29.48/100
• National rank: #6506
• State rank: #295 of 540 in MI

Livability — Flushing

• Score: 76/100
• State rank: #140
• US rank: #3431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flushing, MI
• Population (ZIP): 25,756

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 White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -214.10%
• Current HPI: 175.93
• 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

-11.1% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $199,900 MiRealSource-MiMLS
• 2026-06-16 Price Changed $199,900 REALCOMP
• 2026-06-03 Price Changed $204,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $204,900 REALCOMP
• 2026-05-29 Price Changed $214,900 MiRealSource-MiMLS
• 2026-05-29 Price Changed $214,900 REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-04-30 Listed $224,900 REALCOMP
• 2026-04-30 Listed $224,900 MiRealSource-MiMLS

Property tax history

+27.5%/yr

Latest (2025): $2,924 · +3.0% YoY. Source: county tax records.