2411 Cheryl Ann Dr · Burton, MI 48519

$155,900

3 bd · 1.0 ba · 920 sqft · SingleFamily · 4 Days on market

Built 1968 0.29 ac lot Est $154k · at est.

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +6.8/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3 bedroom, 1 bath ranch offering comfortable single-level living and plenty of indoor and outdoor space. Relax and entertain on the beautiful covered deck overlooking the large fenced-in backyard — perfect for summer gatherings, pets, kids, or peaceful evenings outdoors. The extra-large 2-car garage provides plenty of room for vehicles, storage, tools, or a workshop area. This home combines convenience, functionality, and cozy charm, making it ideal for first-time buyers, downsizers, or anyone looking for easy ranch-style living. Hardwood floors underneath the carpet. Newer roof and hot water heater. Davison School district.

Key facts

• Covered deck
• Newer roof
• Hot water heater

Tags

• COVERED DECK
• FENCED BACKYARD
• EXTRA-LARGE GARAGE
• HARDWOOD FLOORS
• NEWER ROOF
• HOT WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with direct access and garage door opener (2-car)
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Oven; Range; Disposal
• Bedrooms: Total rooms: 6; Basement type: Crawl space
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; High-speed internet; Bay window(s); Gas fireplace in living room
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 8.7% 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.
• Davison Community Schools (suburban): math 40% / reading 57% proficiency, ranked #117 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $155,900

Questions for the listing agent

1. Built in 1968 — 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: 1.07% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $153,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2507 Eugene St	0.41mi	2/1.0 (-1)	896 (-3%)	12mo	$150,000	$167	61
2478 Eugene St	0.36mi	3/1.5	1,040 (+13%)	4mo	$106,000	$102	56
6175 Crabtree Ln	0.61mi	2/2.0 (-1)	864 (-6%)	2mo	$168,000	$194	51

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,753
• Equity at exit: $23,245

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $20,079
• Equity at exit: $13,479

Cash invested: $43,652 (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 48519

• Home prices YoY: -20.5%
• Active inventory: 108
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $307

Break-even live

Break-even rent $1,287

Max offer price $155,900

Occupancy floor 77%

Sensitivity live

Price	-10% $395	-5% $351	+0% $307	+5% $262	+10% $218
Rent	-10% $174	-5% $240	+0% $307	+5% $373	+10% $439
Rate	-1.0pp $385	-0.5pp $346	base $307	+0.5pp $266	+1.0pp $225

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.90mi
5403 E Bristol Rd Burton, MI	3.0	1.0	1050	$1,675	$1.60	45d	1	1.42mi

Listing history 6 events

1. 2026-06-03
   status $155,900 Pending 4 DOM
2. 2026-06-02
   days on market $155,900 Active 4 DOM
3. 2026-06-01
   days on market $155,900 Active 3 DOM
4. 2026-05-31
   days on market $155,900 Active 2 DOM
5. 2026-05-30
   remarks 669-char remark
6. 2026-05-30
   listed $155,900 Active 1 DOM

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $2,006 · $167/mo
• Expected delta: +$395/yr (+$33/mo · 24.5%)

ⓘ 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: −$8,733
• − Property taxes: −$1,611
• − Insurance: −$780
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,535
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,384/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: Davison Community Schools
• NCES district ID: 2611430
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $49,102
• Composite: 41.39/100
• National rank: #3479
• State rank: #117 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): 7,523

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 (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• 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: ▼ -65.66%
• Current HPI: 255.0753
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $155,900 REALCOMP
• 2026-05-29 Listed $155,900 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $1,611 · +1.9% YoY. Source: county tax records.