1150 Temple Ave · Beecher, MI 48458

$15,500

1 bd · 1.0 ba · 704 sqft · SingleFamily · 17 Days on market

Built 1927 0.33 ac lot $22/sqft · 56% below area ↓ 38% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your tools and your vision! This 1 1/2 Story , possible 2 bedroom , 1-bath needs work throughout , The true standout is the over sized 2-car detached garage—a mechanic’s dream or prime storage space. Situated on a large lot . Being sold As-Is. Don't miss this opportunity to renovate and restore this home to its full potential!

Key facts

• Large lot
• 0.33 acre lot
• 2 garage spots

Tags

• OVER SIZED DETACHED GARAGE
• LARGE LOT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story
• Construction: Wood siding
• Exterior features: Lot dimensions approx. 200 x 116 x 110 x 147; Approximately 0.33-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Space heater; No central air conditioning
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $16k).
• Recommended offer: $15k (1.5% 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: 144 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 $107 of loan paydown is wiped out by about $465 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,267 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.48% ✓
• Cap rate: 49.97%
• Cash-on-cash: 156.01%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (median comp): $35,463
• List price: $15,500
• Delta: -56.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Morris Hills Pkwy	0.10mi	2/1.0 (+1)	752 (+7%)	7mo	$85,000	$113	73
1067 Dunkirk Ave	0.29mi	2/1.0 (+1)	720 (+2%)	12mo	$55,000	$76	67
1115 Clovis Ave	0.28mi	2/1.0 (+1)	720 (+2%)	14mo	$18,018	$25	66
5462 Harry St	0.68mi	2/1.0 (+1)	696 (-1%)	8mo	$25,000	$36	55
1119 W Klein St	0.58mi	2/1.0 (+1)	660 (-6%)	13mo	$25,000	$38	47
1080 E Kurtz Ave	0.57mi	2/1.0 (+1)	758 (+8%)	15mo	$43,000	$57	43
1074 E Kurtz Ave	0.57mi	2/1.0 (+1)	616 (-12%)	14mo	$30,000	$49	36

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: —
• Equity multiple: 8.70×
• Total profit: $33,437
• Equity at exit: $2,311

10-year hold

• IRR: —
• Equity multiple: 18.38×
• Total profit: $75,441
• Equity at exit: $1,340

Cash invested: $4,340 (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 48458

• Home prices YoY: -16.0%
• Active inventory: 144
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$81
• Tax est. 1.5%: −$19 /mo · $232/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $564

Break-even live

Break-even rent $136

Max offer price $15,500

Occupancy floor 29%

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: $3,875
• Closing costs: $465
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7351 N Dort Hwy Unit 4 Mt Morris, MI	1.0	1.0	500	$700	$1.40	13d	1	1.39mi

Listing history 11 events

1. 2026-06-03
   status $15,500 Pending 17 DOM
2. 2026-06-02
   days on market $15,500 Active 17 DOM

   Show marketing remark (346 chars)

   Bring your tools and your vision! This 1 1/2 Story , possible 2 bedroom , 1-bath needs work throughout , The true standout is the over sized 2-car detached garage—a mechanic’s dream or prime storage space. Situated on a large lot . Being sold As-Is. Don't miss this opportunity to renovate and restore this home to its full potential!

3. 2026-06-01
   days on market $15,500 Active 16 DOM
4. 2026-05-31
   days on market $15,500 Active 15 DOM
5. 2026-05-30
   days on market $15,500 Active 14 DOM
6. 2026-05-14
   listed $15,500 Active 346-char remark

   Show marketing remark (346 chars)

   Bring your tools and your vision! This 1 1/2 Story , possible 2 bedroom , 1-bath needs work throughout , The true standout is the over sized 2-car detached garage—a mechanic’s dream or prime storage space. Situated on a large lot . Being sold As-Is. Don't miss this opportunity to renovate and restore this home to its full potential!

7. 2026-05-14
   listed $15,500 Active 334-char remark

   Show marketing remark (346 chars)

   Bring your tools and your vision! This 1 1/2 Story , possible 2 bedroom , 1-bath needs work throughout , The true standout is the over sized 2-car detached garage—a mechanic’s dream or prime storage space. Situated on a large lot . Being sold As-Is. Don't miss this opportunity to renovate and restore this home to its full potential!

8. 2010-12-06
   historical
9. 2006-09-18
   listed $25,000
10. 2006-09-18
    listed $25,000
11. 2006-09-18
    historical

ⓘ 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 ≥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: $10,198
• − Mortgage interest: −$868
• − Property taxes: −$232
• − Insurance: −$78
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$451
• Taxable income: $6,937
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $5,106/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): 19,519
• Household income: $46,797
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 724.0

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 White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -46.45%
• Current HPI: 244.2061
• 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

-38.0% since first listed

12 events — show timeline

• 2026-06-02 Pending — REALCOMP
• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-05-28 Relisted — REALCOMP
• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-14 Listed $15,500 MiRealSource-MiMLS
• 2026-05-14 Listed $15,500 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2006-09-18 Listed $25,000 MiRealSource-MiMLS
• 2006-09-18 Listing Removed — MiRealSource-MiMLS
• 2006-09-18 Listed $25,000 REALCOMP

Property tax history

+13.6%/yr

Latest (2025): $1,163 · +180.7% YoY. Source: county tax records.