588 Oakbrook Cir · Flushing, MI 48433

$169,900

2 bd · 2.0 ba · 1,530 sqft · Condo · 95 Days on market

Built 1986 $351/mo HOA · 16% of rent

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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 +20.1/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Nicely kept condo in downtown Flushing! New water heater, stove, fridge, microwave, window treatments, paint and light fixtures! Finished basement with extra storge!

Key facts

• Extra storage
• Finished basement
• $351 HOA

Tags

• FINISHED BASEMENT
• EXTRA STORAGE

Property features AI

Finance

• Other: Pets allowed — contact for details; Located near Main Street (Oakbrook Condos)
• HOA & community: Homeowners association with monthly fee of $351; Subdivision: OAKBROOK TERRACE CONDO II

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); One level; Ground-level entry with steps; Brick and vinyl siding
• Construction: Brick and vinyl siding construction; Full basement
• Exterior features: Covered patio/porch; Deck; Front porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Full, partially finished basement; Seven total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $5k 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 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-13,725
• Equity at exit: $25,333

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,517
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$351
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $213

Break-even live

Break-even rent $1,931

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $330	-5% $272	+0% $213	+5% $154	+10% $95
Rent	-10% $39	-5% $126	+0% $213	+5% $300	+10% $387
Rate	-1.0pp $298	-0.5pp $256	base $213	+0.5pp $169	+1.0pp $124

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: $42,475
• Closing costs: $5,097
• 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	22d	1	0.72mi

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $169,900 Active 95 DOM
2. 2026-06-17
   days on market $169,900 Active 94 DOM
3. 2026-06-16
   days on market $169,900 Active 93 DOM
4. 2026-06-15
   days on market $169,900 Active 92 DOM
5. 2026-06-14
   days on market $169,900 Active 90 DOM
6. 2026-06-13
   days on market $169,900 Active 89 DOM
7. 2026-06-10
   days on market $169,900 Active 87 DOM
8. 2026-06-09
   days on market $169,900 Active 86 DOM
9. 2026-06-08
   days on market $169,900 Active 85 DOM
10. 2026-06-07
    days on market $169,900 Active 84 DOM
11. 2026-06-05
    days on market $169,900 Active 81 DOM
12. 2026-06-03
    statusdays on market $169,900 Active 80 DOM
13. 2026-06-02
    days on market $169,900 Active Under Contract 79 DOM
14. 2026-06-01
    days on market $169,900 Active Under Contract 78 DOM
15. 2026-05-31
    days on market $169,900 Active Under Contract 77 DOM
16. 2026-05-30
    days on market $169,900 Active Under Contract 76 DOM
17. 2026-03-22
    historical Keep Showing-Contgcy Appl 165-char remark

    Show marketing remark (165 chars)

    Nicely kept condo in downtown Flushing! New water heater, stove, fridge, microwave, window treatments, paint and light fixtures! Finished basement with extra storge!

18. 2026-03-22
    historical Active Under Contract

    Show marketing remark (165 chars)

    Nicely kept condo in downtown Flushing! New water heater, stove, fridge, microwave, window treatments, paint and light fixtures! Finished basement with extra storge!

19. 2026-03-13
    listed $169,900 Active 165-char remark

    Show marketing remark (165 chars)

    Nicely kept condo in downtown Flushing! New water heater, stove, fridge, microwave, window treatments, paint and light fixtures! Finished basement with extra storge!

20. 2026-03-13
    listed $169,900 Active

    Show marketing remark (165 chars)

    Nicely kept condo in downtown Flushing! New water heater, stove, fridge, microwave, window treatments, paint and light fixtures! Finished basement with extra storge!

21. 2024-09-03
    soldstatus $168,400 Sold 354-char remark

    Show marketing remark (354 chars)

    Beautiful two bedroom 1 and 3/4 bath condo in the heart of downtown Flushing. Bonus family room in the Partially finished basement with separate laundry room and built in storage area. A look through kitchen with extra pantry and plenty of cabinet space. Two car garage and nicely landscaped yard. This beauty won't last long make your appointment today.

22. 2024-07-20
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Beautiful two bedroom 1 and 3/4 bath condo in the heart of downtown Flushing. Bonus family room in the Partially finished basement with separate laundry room and built in storage area. A look through kitchen with extra pantry and plenty of cabinet space. Two car garage and nicely landscaped yard. This beauty won't last long make your appointment today.

23. 2024-07-11
    listed $169,900 Active 354-char remark

    Show marketing remark (354 chars)

    Beautiful two bedroom 1 and 3/4 bath condo in the heart of downtown Flushing. Bonus family room in the Partially finished basement with separate laundry room and built in storage area. A look through kitchen with extra pantry and plenty of cabinet space. Two car garage and nicely landscaped yard. This beauty won't last long make your appointment today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,400
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$4,212
• − Depreciation: −$4,943
• Taxable income: $106
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,529/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

+0.0% since first listed

7 events — show timeline

• 2026-03-22 Contingent — MiRealSource-MiMLS
• 2026-03-22 Contingent — REALCOMP
• 2026-03-13 Listed $169,900 REALCOMP
• 2026-03-13 Listed $169,900 MiRealSource-MiMLS
• 2024-09-03 Sold (MLS) $168,400 REALCOMP
• 2024-07-20 Pending — REALCOMP
• 2024-07-11 Listed $169,900 REALCOMP