1378 Roat Ct · Burton, MI 48509

$180,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily · 5 Days on market

Built 1976 0.55 ac lot Est $154k · 17% over

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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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath home located in the Bentley School District! Nestled in a quiet neighborhood where the city regularly grades the road, this home offers comfort, convenience, and thoughtful updates throughout. Recent improvements include a garage door installed less than three years ago, a Culligan water softener and reverse osmosis system installed just over a year ago, and a large picture window in the living room featuring a transferable warranty. Additional upgrades include a patio sliding door with built-in blinds installed approximately one year ago, a sump pump replaced about one year ago, and an updated bathroom sink. Step outside to enjoy the spacious, fully fenced backyard - perfect for entertaining, pets, gardening, or simply relaxing outdoors. Conveniently located near shopping, expressways, and local parks, For-Mar Nature Preserve is just 2.6 miles away, while Kelly Lake Trail & Park is only 1 mile from the home. Don't miss your chance to make this wonderful home your own - schedule your showing today!

Key facts

• Large picture window
• Quiet neighborhood
• Garage door

Tags

• BENTLEY SCHOOL DISTRICT
• QUIET NEIGHBORHOOD
• GARAGE DOOR
• CULLIGAN WATER SOFTENER
• REVERSE OSMOSIS SYSTEM
• LARGE PICTURE WINDOW

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding; Home warranty included
• Exterior features: Deck; Porch; Dirt road access

Interior

• Kitchen: Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Dryer; Washer; Free-standing refrigerator; Partially finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.9% below list).
• Recommended offer: $168k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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, crime F, amenities F.
• Bentley Community School District (suburban): math 10% / reading 27% proficiency, ranked #473 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barhitte Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 312 students, 89% FRL); Bentley Middle School (math 8% / reading 22%, grade F, #453 of 493 statewide, top 93%, 152 students, 91% FRL); Bentley Senior High School (math 5% / reading 34%, grade F, #611 of 713 statewide, top 87%, 257 students, 79% FRL) — zoned schools average 86% FRL vs 60% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $167,500 (6.9% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $153,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1397 Roat Ct	0.06mi	4/1.0 (+1)	1,200 (+3%)	5mo	$155,500	$130	83
1238 S Genesee Rd	0.29mi	3/1.0	1,200 (+3%)	3mo	$142,500	$119	78
5062 Kendall Dr	0.30mi	3/1.0	1,176 (+1%)	11mo	$160,000	$136	75
1064 Forest Ave	0.75mi	3/1.0	1,172 (+1%)	3mo	$165,000	$141	62
1166 Forest Ave	0.60mi	2/1.0 (-1)	1,109 (-5%)	2mo	$100,000	$90	58
2072 Sandalwood Dr	0.67mi	3/2.0	1,200 (+3%)	4mo	$165,000	$138	56
2121 Bramblewood Dr	0.63mi	3/1.0	1,248 (+7%)	4mo	$147,000	$118	56
2090 Bramblewood Dr	0.60mi	3/1.0	1,090 (-6%)	7mo	$128,500	$118	55
1501 Merle Ave	0.58mi	2/1.0 (-1)	1,096 (-6%)	8mo	$165,000	$151	52
4322 Springfield St	0.49mi	2/1.0 (-1)	1,254 (+8%)	12mo	$165,000	$132	50
1431 Denies St	0.59mi	2/1.0 (-1)	1,082 (-7%)	11mo	$153,000	$141	47
1459 Audrey St	0.50mi	3/2.0	1,295 (+11%)	11mo	$170,000	$131	45

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,470
• Equity at exit: $26,839

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-8,785
• Equity at exit: $15,563

Cash invested: $50,400 (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: 84
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$183 /mo · $2,201/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $121

Break-even live

Break-even rent $1,522

Max offer price $180,000

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $172	+0% $121	+5% $70	+10% $19
Rent	-10% $-11	-5% $55	+0% $121	+5% $187	+10% $253
Rate	-1.0pp $212	-0.5pp $167	base $121	+0.5pp $74	+1.0pp $27

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Lasalle Ave Burton, MI	3.0	1.5	942	$1,675	$1.78	45d	1	1.31mi

Listing history 4 events

1. 2026-06-22
   days on market $180,000 Active 5 DOM
2. 2026-06-18
   days on market $180,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark

   Show marketing remark (1062 chars)

   Welcome to this charming 3-bedroom, 1-bath home located in the Bentley School District! Nestled in a quiet neighborhood where the city regularly grades the road, this home offers comfort, convenience, and thoughtful updates throughout. Recent improvements include a garage door installed less than three years ago, a Culligan water softener and reverse osmosis system installed just over a year ago, and a large picture window in the living room featuring a transferable warranty. Additional upgrades include a patio sliding door with built-in blinds installed approximately one year ago, a sump pump replaced about one year ago, and an updated bathroom sink. Step outside to enjoy the spacious, fully fenced backyard - perfect for entertaining, pets, gardening, or simply relaxing outdoors. Conveniently located near shopping, expressways, and local parks, For-Mar Nature Preserve is just 2.6 miles away, while Kelly Lake Trail & Park is only 1 mile from the home. Don't miss your chance to make this wonderful home your own - schedule your showing today!

4. 2026-06-16
   listed $180,000 Active 1 DOM

   Show marketing remark (1062 chars)

   Welcome to this charming 3-bedroom, 1-bath home located in the Bentley School District! Nestled in a quiet neighborhood where the city regularly grades the road, this home offers comfort, convenience, and thoughtful updates throughout. Recent improvements include a garage door installed less than three years ago, a Culligan water softener and reverse osmosis system installed just over a year ago, and a large picture window in the living room featuring a transferable warranty. Additional upgrades include a patio sliding door with built-in blinds installed approximately one year ago, a sump pump replaced about one year ago, and an updated bathroom sink. Step outside to enjoy the spacious, fully fenced backyard - perfect for entertaining, pets, gardening, or simply relaxing outdoors. Conveniently located near shopping, expressways, and local parks, For-Mar Nature Preserve is just 2.6 miles away, while Kelly Lake Trail & Park is only 1 mile from the home. Don't miss your chance to make this wonderful home your own - schedule your showing today!

ⓘ 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: $2,201 · $183/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: +$285/yr (+$24/mo · 13.0%)

ⓘ 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: $20,100
• − Mortgage interest: −$10,083
• − Property taxes: −$2,201
• − Insurance: −$900
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$5,236
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,819/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: Bentley Community School District
• NCES district ID: 2604800
• Math proficiency: 10% ▼ -7.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $48,977
• Composite: 16.51/100
• National rank: #9183
• State rank: #473 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

+200.0% since first listed

15 events — show timeline

• 2026-06-16 Listed $180,000 REALCOMP
• 2026-06-16 Listed $180,000 MiRealSource-MiMLS
• 2025-05-02 Pending — REALCOMP
• 2025-05-01 Pending — MiRealSource-MiMLS
• 2025-05-01 Contingent — REALCOMP
• 2025-05-01 Contingent — MiRealSource-MiMLS
• 2025-04-30 Listing Removed — MiRealSource-MiMLS
• 2025-04-30 Listing Removed — REALCOMP
• 2025-04-26 Price Changed $175,000 MiRealSource-MiMLS
• 2025-04-25 Price Changed $175,000 REALCOMP
• 2025-04-23 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-03-29 Listed $180,000 MiRealSource-MiMLS
• 2025-03-29 Listed $180,000 REALCOMP
• 2023-04-20 Sold (Public Records) $60,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,201 · -24.4% YoY. Source: county tax records.