4111 Risedorph St · Burton, MI 48509

$130,000

3 bd · 1.0 ba · 1,654 sqft · SingleFamily · 7 Days on market

Built 1954 7,841 sqft lot Est $165k · 21% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom ranch in the heart of Burton! Offering over 1,650 square feet of living space, this well-maintained home features both a living room and family room, providing plenty of space to relax, entertain, or work from home. The primary bedroom adds a fresh, modern touch, while the functional layout offers comfort and flexibility for everyday living. Enjoy the private backyard complete with a large deck - perfect for summer barbecues, morning coffee, or evening gatherings. Additional highlights include a 1-car attached garage, oversized shed for extra storage, and a convenient location near shopping, dining, schools, and expressways. Situated in the desirable Kearsley School District, this home combines value, space, and convenience all in one package. Don't miss your opportunity to own this move-in ready Burton home. Tenant occupied, please do not disturb. We would request 48 hours notice for a showing.

Key facts

• Large deck
• Private backyard
• Functional layout

Tags

• PRIVATE BACKYARD
• LARGE DECK
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• KEARSLEY SCHOOL DISTRICT

Property features AI

Finance

• Other: Subdivision: GREENLAWN; Directions: I69 to N. on Center to E on Risedorph; property on north side of street; Cross street: N. Davison Rd & E. Center Rd
• Financial info: Annual tax noted (amount withheld from feature list per instructions)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story layout; Above-grade finished area reported (1,654 square feet)
• Construction: Vinyl siding exterior
• Exterior features: Paved road access; Lot dimensions approximately 70 x 114 x 66 x 114; Lot size about 0.18 acres

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Ground-level entry with steps
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$165,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.6% vs local median 3.8% in Burton — 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 61/100 on livability (#555 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1954 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.27% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $165,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Covert Rd	0.38mi	4/2.0 (+1)	1,664 (+1%)	9mo	$95,000	$57	65
3805 Delaware Ave	0.34mi	3/1.0	1,507 (-9%)	7mo	$150,000	$100	63
4400 Hedgethorn Cir	0.66mi	3/2.5	1,650 (-0%)	0mo	$205,000	$124	63
3814 Beechwood Ave	0.30mi	3/1.5	1,854 (+12%)	3mo	$155,000	$84	61
2278 Thistlewood Dr	0.63mi	3/1.5	1,588 (-4%)	9mo	$221,000	$139	55
3713 Risedorph Ave	0.43mi	3/1.0	1,454 (-12%)	6mo	$131,150	$90	55
4298 Farmcrest St	0.40mi	2/1.0 (-1)	1,867 (+13%)	2mo	$175,000	$94	53
3709 Delaware Ave	0.46mi	3/1.0	1,415 (-14%)	8mo	$131,325	$93	48
4057 Welcome Dr	0.75mi	4/1.5 (+1)	1,576 (-5%)	8mo	$195,000	$124	44
4477 Briar Ln	0.69mi	3/1.0	1,430 (-14%)	3mo	$190,000	$133	43
3729 Craig Dr	0.57mi	2/1.0 (-1)	1,862 (+13%)	6mo	$117,500	$63	43
2209 Blackthorn Dr	0.55mi	4/2.0 (+1)	1,862 (+13%)	6mo	$235,000	$126	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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,866
• Equity at exit: $19,383

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $31,311
• Equity at exit: $11,240

Cash invested: $36,400 (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 48509

• Active inventory: 83
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $359

Break-even live

Break-even rent $1,203

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $433	-5% $396	+0% $359	+5% $322	+10% $286
Rent	-10% $228	-5% $294	+0% $359	+5% $425	+10% $490
Rate	-1.0pp $425	-0.5pp $392	base $359	+0.5pp $325	+1.0pp $291

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-15
   listing id $130,000 Pending 7 DOM
2. 2026-06-13
   remarks 695-char remark
3. 2026-06-13
   statuslisting id $130,000 Pending 7 DOM
4. 2026-06-02
   days on market $130,000 Active 7 DOM
5. 2026-06-01
   days on market $130,000 Active 6 DOM
6. 2026-05-31
   days on market $130,000 Active 5 DOM
7. 2026-05-30
   days on market $130,000 Active 4 DOM
8. 2026-05-27
   listed $130,000 Active
9. 2026-05-26
   listed $130,000 Active 950-char remark

   Show marketing remark (950 chars)

   Welcome home to this spacious 3-bedroom ranch in the heart of Burton! Offering over 1,650 square feet of living space, this well-maintained home features both a living room and family room, providing plenty of space to relax, entertain, or work from home. The primary bedroom adds a fresh, modern touch, while the functional layout offers comfort and flexibility for everyday living. Enjoy the private backyard complete with a large deck - perfect for summer barbecues, morning coffee, or evening gatherings. Additional highlights include a 1-car attached garage, oversized shed for extra storage, and a convenient location near shopping, dining, schools, and expressways. Situated in the desirable Kearsley School District, this home combines value, space, and convenience all in one package. Don't miss your opportunity to own this move-in ready Burton home. Tenant occupied, please do not disturb. We would request 48 hours notice for a showing.

10. 2020-08-03
    soldstatus $94,000
11. 2020-07-14
    soldstatus $94,000 Sold 217-char remark

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

12. 2020-07-14
    soldstatus $94,000 Closed

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

13. 2020-06-27
    status Pending

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

14. 2020-06-27
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

15. 2020-06-24
    listed $99,900 Active 217-char remark

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

16. 2020-06-23
    historical $99,900 217-char remark

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

17. 2020-06-23
    listed $99,900 Active

    Show marketing remark (217 chars)

    Cute, clean, and ready for you! Large 3 bedroom home with remodeled Master Bedroom; large deck in the private backyard; garage, and large shed. Separate living and family rooms. Kearsley Schools. Convenient location!

18. 2002-04-26
    soldstatus $84,775
19. 2002-04-26
    soldstatus $84,775
20. 2002-04-04
    historical
21. 2002-01-25
    listed $87,900
22. 2002-01-25
    listed $87,900
23. 2000-12-27
    soldstatus $46,000
24. 2000-12-15
    soldstatus $45,000
25. 2000-12-15
    soldstatus $45,000
26. 2000-10-20
    historical
27. 2000-07-11
    listed $54,900
28. 2000-07-11
    listed $54,900

ⓘ 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: $2,569 · $214/mo
• Projected year-2 tax: $2,569 · $214/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,886
• − Mortgage interest: −$7,282
• − Property taxes: −$2,569
• − Insurance: −$650
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,782
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,729/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 in MI

Livability — Burton

• Score: 61/100
• State rank: #555
• US rank: #17380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, MI
• City population: 26,014
• Population (ZIP): 9,532

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -148.63%
• Current HPI: 210.1588
• 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

+136.8% since first listed

21 events — show timeline

• 2026-05-27 Listed $130,000 REALCOMP
• 2026-05-26 Listed $130,000 MiRealSource-MiMLS
• 2020-08-03 Sold (Public Records) $94,000 Public Records
• 2020-07-14 Sold (MLS) $94,000 MiRealSource-MiMLS
• 2020-07-14 Sold (MLS) $94,000 REALCOMP
• 2020-06-27 Pending — MiRealSource-MiMLS
• 2020-06-27 Pending — REALCOMP
• 2020-06-24 Listed $99,900 REALCOMP
• 2020-06-23 Coming Soon $99,900 REALCOMP
• 2020-06-23 Listed $99,900 MiRealSource-MiMLS
• 2002-04-26 Sold (MLS) $84,775 REALCOMP
• 2002-04-26 Sold (MLS) $84,775 MiRealSource-MiMLS
• 2002-04-04 Listing Removed — MiRealSource-MiMLS
• 2002-01-25 Listed $87,900 REALCOMP
• 2002-01-25 Listed $87,900 MiRealSource-MiMLS
• 2000-12-27 Sold (Public Records) $46,000 Public Records
• 2000-12-15 Sold (MLS) $45,000 REALCOMP
• 2000-12-15 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2000-10-20 Listing Removed — MiRealSource-MiMLS
• 2000-07-11 Listed $54,900 REALCOMP
• 2000-07-11 Listed $54,900 MiRealSource-MiMLS

Property tax history

+7.8%/yr

Latest (2025): $2,569 · +9.4% YoY. Source: county tax records.