1353 E Decamp St · Burton, MI 48529

$80,000

3 bd · 1.5 ba · 2,016 sqft · SingleFamily · 6 Days on market

Built 1970 0.34 ac lot $40/sqft · 27% below area Est $109k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY ON THIS 3 BEDROOM RANCH. HOME FEATURES A FULL FINISHED BASEMENT, 1 1/2 BATHS DEEP LOT AND AN OPEN FLOOR PLAN. IMMEDIATE OCCUPANCY! HURRY, THIS WON'T LAST LONG.

Key facts

• 0.34 acre lot
• Built 1970
• Listed 6 days

Property features AI

Finance

• Other: Lot approximately 0.34 acres (dimensions 68 x 98 x 67 x 98); Subdivision: Baker Park; Directions: Hemphill to S Grand Traverse to E Decamp

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built as residential single-family
• Exterior features: Deck; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement with sump pump; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.5% vs local median 3.7% 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, crime F, amenities F.
• Bendle Public Schools (suburban): math 6% / reading 29% proficiency, ranked #487 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bendle Middle School (math 5% / reading 27%, grade F, #447 of 493 statewide, top 91%, 230 students, 91% FRL); Bendle High School (math 5% / reading 34%, grade F, #611 of 713 statewide, top 87%, 317 students, 90% FRL).
• Market conditions: 54 active listings in the ZIP; 2 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 30y 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 $45k; list at $80k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1970 — 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: 1.72% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (median comp): $109,368
• List price: $80,000
• Delta: -26.85%
• 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
1393 Carman St	0.17mi	4/2.0 (+1)	1,776 (-12%)	6mo	$162,000	$91	61
4117 Brunswick Ave	0.66mi	3/2.5	1,808 (-10%)	0mo	$58,000	$32	48
912 Huron St	0.64mi	3/2.0	1,739 (-14%)	0mo	$33,000	$19	45
3914 Red Arrow Rd	0.65mi	4/2.0 (+1)	1,785 (-12%)	1mo	$128,000	$72	43
726 Huron St	0.46mi	3/1.5	1,750 (-13%)	17mo	$60,000	$34	42
1040 Ronald St	0.73mi	4/2.0 (+1)	2,261 (+12%)	11mo	$175,000	$77	29
4110 Red Arrow Rd	0.65mi	2/1.0 (-1)	1,756 (-13%)	20mo	$62,000	$35	25

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: 19.3%
• Equity multiple: 1.79×
• Total profit: $17,592
• Equity at exit: $11,928

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $54,814
• Equity at exit: $6,917

Cash invested: $22,400 (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 48529

• Home prices YoY: -26.5%
• Active inventory: 54
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $479

Break-even live

Break-even rent $768

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $524	-5% $502	+0% $479	+5% $456	+10% $434
Rent	-10% $370	-5% $425	+0% $479	+5% $533	+10% $587
Rate	-1.0pp $519	-0.5pp $499	base $479	+0.5pp $458	+1.0pp $437

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	15d	1	1.06mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	15d	1	1.23mi

Listing history 16 events

1. 2026-05-13
   status Pending 177-char remark

   Show marketing remark (177 chars)

   GREAT OPPORTUNITY ON THIS 3 BEDROOM RANCH. HOME FEATURES A FULL FINISHED BASEMENT, 1 1/2 BATHS DEEP LOT AND AN OPEN FLOOR PLAN. IMMEDIATE OCCUPANCY! HURRY, THIS WON'T LAST LONG.

2. 2026-05-13
   status Pending 177-char remark

   Show marketing remark (177 chars)

   GREAT OPPORTUNITY ON THIS 3 BEDROOM RANCH. HOME FEATURES A FULL FINISHED BASEMENT, 1 1/2 BATHS DEEP LOT AND AN OPEN FLOOR PLAN. IMMEDIATE OCCUPANCY! HURRY, THIS WON'T LAST LONG.

3. 2026-05-06
   listed $80,000 Active 177-char remark

   Show marketing remark (177 chars)

   GREAT OPPORTUNITY ON THIS 3 BEDROOM RANCH. HOME FEATURES A FULL FINISHED BASEMENT, 1 1/2 BATHS DEEP LOT AND AN OPEN FLOOR PLAN. IMMEDIATE OCCUPANCY! HURRY, THIS WON'T LAST LONG.

4. 2026-05-06
   listed $80,000 Active 177-char remark

   Show marketing remark (177 chars)

   GREAT OPPORTUNITY ON THIS 3 BEDROOM RANCH. HOME FEATURES A FULL FINISHED BASEMENT, 1 1/2 BATHS DEEP LOT AND AN OPEN FLOOR PLAN. IMMEDIATE OCCUPANCY! HURRY, THIS WON'T LAST LONG.

5. 2017-07-20
   soldstatus $44,900
6. 2017-07-11
   soldstatus $44,900 Sold

   Show marketing remark (105 chars)

   Move in this freshly painted Home. New carpet! 3 bedrooms 1 1/2 baths. Full basement. Large storage shed.

7. 2017-06-14
   status Pending

   Show marketing remark (105 chars)

   Move in this freshly painted Home. New carpet! 3 bedrooms 1 1/2 baths. Full basement. Large storage shed.

8. 2017-06-14
   status Pending

   Show marketing remark (105 chars)

   Move in this freshly painted Home. New carpet! 3 bedrooms 1 1/2 baths. Full basement. Large storage shed.

9. 2017-06-08
   historical Keep Showing-Contgcy Appl
10. 2017-05-31
    listed $44,900 Active

    Show marketing remark (105 chars)

    Move in this freshly painted Home. New carpet! 3 bedrooms 1 1/2 baths. Full basement. Large storage shed.

11. 2017-05-31
    listed $44,900 Active

    Show marketing remark (105 chars)

    Move in this freshly painted Home. New carpet! 3 bedrooms 1 1/2 baths. Full basement. Large storage shed.

12. 2003-08-26
    soldstatus $37,050
13. 1996-12-30
    soldstatus $55,000
14. 1996-12-30
    soldstatus $55,000
15. 1996-09-06
    listed $52,900
16. 1996-09-06
    listed $52,900

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,844 · $154/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,488
• − Mortgage interest: −$4,481
• − Property taxes: −$1,844
• − Insurance: −$400
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,327
• Taxable income: $4,797
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,596/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: Bendle Public Schools
• NCES district ID: 2604740
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $35,492
• Composite: 14.36/100
• National rank: #9438
• State rank: #487 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): 8,959

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 (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -82.30%
• Current HPI: 228.5338
• 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

+51.2% since first listed

16 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-06 Listed $80,000 REALCOMP
• 2026-05-06 Listed $80,000 MiRealSource-MiMLS
• 2017-07-20 Sold (Public Records) $44,900 Public Records
• 2017-07-11 Sold (MLS) $44,900 REALCOMP
• 2017-06-14 Pending — MiRealSource-MiMLS
• 2017-06-14 Pending — REALCOMP
• 2017-06-08 Contingent — MiRealSource-MiMLS
• 2017-05-31 Listed $44,900 MiRealSource-MiMLS
• 2017-05-31 Listed $44,900 REALCOMP
• 2003-08-26 Sold (Public Records) $37,050 Public Records
• 1996-12-30 Sold (MLS) $55,000 REALCOMP
• 1996-12-30 Sold (MLS) $55,000 MiRealSource-MiMLS
• 1996-09-06 Listed $52,900 REALCOMP
• 1996-09-06 Listed $52,900 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $1,844 · +2.2% YoY. Source: county tax records.