717 Murphy Ct · Linden, MI 48451

$230,000

3 bd · 1.0 ba · 1,700 sqft · SingleFamily · 2 Days on market

Built 1974 10,454 sqft lot Est $320k · 28% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tri-Level Corner-Lot Home with Flexible Living Space Welcome to this inviting tri-level home ideally situated on a desirable corner lot. Designed for everyday comfort and easy entertaining, the multi-level layout offers distinct living areas and the flexibility to create a home office, playroom, or additional lounge space. Enjoy abundant natural light, convenient flow between levels, and extra outdoor breathing room that comes with corner-lot living, perfect for gatherings, gardening, or simply relaxing at home. A great opportunity for buyers seeking space, functionality, and a location that stands out. Seller offering $1000 carpet allowance to buyers at closing. All appliances stay, including washer and dryer.

Key facts

• Corner lot
• 0.24 acre lot
• 2 garage spots

Tags

• CORNER LOT
• FLEXIBLE LIVING SPACE
• DISTINCT LIVING AREAS
• ABUNDANT NATURAL LIGHT
• EXTRA OUTDOOR BREATHING ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One main level above grade
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.24 acres (92 x 144)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; 6 total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 10.1% vs local median 1.8% in Linden — 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 74/100 on livability (#170 in MI, #4,456 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.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $99k; list at $230k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $230,000

Questions for the listing agent

1. Built in 1974 — 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 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $319,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Murphy Ct	0.00mi	3/1.0	1,700 (0%)	1mo	$237,000	$139	99
712 Bush St	0.15mi	3/1.5	1,500 (-12%)	3mo	$255,000	$170	69
185 Laura Ln	0.32mi	3/2.5	1,805 (+6%)	1mo	$339,900	$188	68
902 N Bridge St	0.12mi	3/2.0	1,476 (-13%)	6mo	$200,000	$136	63
185 Laura Ln	0.32mi	3/2.5	1,805 (+6%)	8mo	$305,000	$169	62
417 E Rolston Rd	0.41mi	3/2.0	1,780 (+5%)	8mo	$424,900	$239	62
802 Tickner St	0.65mi	3/1.5	1,642 (-3%)	7mo	$274,900	$167	56
231 Kathy Cir	0.32mi	3/3.0	1,908 (+12%)	1mo	$333,000	$175	55
313 Maple Dr	0.59mi	3/2.0	1,524 (-10%)	1mo	$315,000	$207	51
245 Andrea Ave	0.31mi	3/2.0	1,450 (-15%)	8mo	$322,500	$222	50
1565 W Rolston Rd	0.74mi	3/2.0	1,588 (-7%)	2mo	$320,500	$202	48
301 Lindenwood Dr	0.65mi	4/2.0 (+1)	1,520 (-11%)	0mo	$315,000	$207	43

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $8,836
• Equity at exit: $34,294

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $66,999
• Equity at exit: $19,886

Cash invested: $64,400 (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 48451

• Active inventory: 222
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $724

Break-even live

Break-even rent $1,878

Max offer price $230,000

Occupancy floor 69%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Saddlebrook Dr Linden, MI	4.0	2.5	2003	$2,795	$1.40	5d	1	1.00mi

Listing history 17 events

1. 2026-05-06
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Tri-Level Corner-Lot Home with Flexible Living Space Welcome to this inviting tri-level home ideally situated on a desirable corner lot. Designed for everyday comfort and easy entertaining, the multi-level layout offers distinct living areas and the flexibility to create a home office, playroom, or additional lounge space. Enjoy abundant natural light, convenient flow between levels, and extra outdoor breathing room that comes with corner-lot living, perfect for gatherings, gardening, or simply relaxing at home. A great opportunity for buyers seeking space, functionality, and a location that stands out. Seller offering $1000 carpet allowance to buyers at closing. All appliances stay, including washer and dryer.

2. 2026-05-06
   status Pending

   Show marketing remark (720 chars)

   Tri-Level Corner-Lot Home with Flexible Living Space Welcome to this inviting tri-level home ideally situated on a desirable corner lot. Designed for everyday comfort and easy entertaining, the multi-level layout offers distinct living areas and the flexibility to create a home office, playroom, or additional lounge space. Enjoy abundant natural light, convenient flow between levels, and extra outdoor breathing room that comes with corner-lot living, perfect for gatherings, gardening, or simply relaxing at home. A great opportunity for buyers seeking space, functionality, and a location that stands out. Seller offering $1000 carpet allowance to buyers at closing. All appliances stay, including washer and dryer.

3. 2026-05-04
   listed $230,000 Active 720-char remark

   Show marketing remark (720 chars)

   Tri-Level Corner-Lot Home with Flexible Living Space Welcome to this inviting tri-level home ideally situated on a desirable corner lot. Designed for everyday comfort and easy entertaining, the multi-level layout offers distinct living areas and the flexibility to create a home office, playroom, or additional lounge space. Enjoy abundant natural light, convenient flow between levels, and extra outdoor breathing room that comes with corner-lot living, perfect for gatherings, gardening, or simply relaxing at home. A great opportunity for buyers seeking space, functionality, and a location that stands out. Seller offering $1000 carpet allowance to buyers at closing. All appliances stay, including washer and dryer.

4. 2026-05-04
   listed $230,000 Active

   Show marketing remark (720 chars)

   Tri-Level Corner-Lot Home with Flexible Living Space Welcome to this inviting tri-level home ideally situated on a desirable corner lot. Designed for everyday comfort and easy entertaining, the multi-level layout offers distinct living areas and the flexibility to create a home office, playroom, or additional lounge space. Enjoy abundant natural light, convenient flow between levels, and extra outdoor breathing room that comes with corner-lot living, perfect for gatherings, gardening, or simply relaxing at home. A great opportunity for buyers seeking space, functionality, and a location that stands out. Seller offering $1000 carpet allowance to buyers at closing. All appliances stay, including washer and dryer.

5. 2012-06-29
   soldstatus $99,000
6. 2012-05-30
   soldstatus $99,000 381-char remark

   Show marketing remark (381 chars)

   Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

7. 2012-05-30
   soldstatus $99,000

   Show marketing remark (381 chars)

   Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

8. 2012-04-22
   historical 381-char remark

   Show marketing remark (381 chars)

   Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

9. 2012-04-22
   historical

   Show marketing remark (381 chars)

   Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

10. 2012-03-08
    listed $99,900 381-char remark

    Show marketing remark (381 chars)

    Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

11. 2012-03-08
    listed $99,900

    Show marketing remark (381 chars)

    Fresh, New and Updated! 3 bedroom Tri-level in City of Linden . Kitchen with ceramic tile, granite counter tops & new cabinets! New paint and carpeting and more! 2-car attached garage. Living room and family room, Office could be 4th Bedroom! Walking distance to town, parks and river. NOT a short sale. Private owned. Corner Lot! Great Sub! Rural Developement Mortgage Area!

12. 2012-02-16
    soldstatus $48,000
13. 2012-01-05
    soldstatus $48,000
14. 2012-01-05
    soldstatus $48,000
15. 2011-12-13
    historical
16. 2011-09-19
    listed $64,900
17. 2011-09-19
    listed $64,900

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,862 · $238/mo
• Expected delta: +$680/yr (+$57/mo · 31.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,540
• − Mortgage interest: −$12,884
• − Property taxes: −$2,182
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$6,691
• Taxable income: $5,267
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $7,427/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: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Linden

• Score: 74/100
• State rank: #170
• US rank: #4456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, MI
• Population (ZIP): 15,993

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 2% 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: ▼ -218.03%
• Current HPI: 260.4332
• 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

+254.4% since first listed

17 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-05-04 Listed $230,000 REALCOMP
• 2026-05-04 Listed $230,000 MiRealSource-MiMLS
• 2012-06-29 Sold (Public Records) $99,000 Public Records
• 2012-05-30 Sold (MLS) $99,000 MiRealSource-MiMLS
• 2012-05-30 Sold (MLS) $99,000 REALCOMP
• 2012-04-22 Listing Removed — MiRealSource-MiMLS
• 2012-04-22 Listing Removed — REALCOMP
• 2012-03-08 Listed $99,900 MiRealSource-MiMLS
• 2012-03-08 Listed $99,900 REALCOMP
• 2012-02-16 Sold (Public Records) $48,000 Public Records
• 2012-01-05 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2012-01-05 Sold (MLS) $48,000 REALCOMP
• 2011-12-13 Listing Removed — MiRealSource-MiMLS
• 2011-09-19 Listed $64,900 MiRealSource-MiMLS
• 2011-09-19 Listed $64,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $2,182 · +2.3% YoY. Source: county tax records.