1454 Merle Ave · Burton, MI 48509

$145,000

2 bd · 1.0 ba · 776 sqft · SingleFamily · 13 Days on market

Built 1947 0.26 ac lot Est $134k · 8% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.6/10.0
• ARV discount +3.9/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.8% 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.
• 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.
• Market conditions: 83 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 $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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 33y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1947 — 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: 1.16% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $134,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1454 Merle Ave	0.00mi	2/1.0	776 (0%)	1mo	$146,500	$189	99
5305 Lapeer Rd	0.33mi	2/1.0	814 (+5%)	6mo	$88,000	$108	72
1363 Audrey St	0.19mi	2/1.0	724 (-7%)	18mo	$125,000	$173	65
1487 Denies St	0.10mi	3/1.0 (+1)	860 (+11%)	9mo	$170,000	$198	65
6044 Pearl St	0.52mi	2/1.0	784 (+1%)	13mo	$142,500	$182	63
6048 Pearl St	0.53mi	2/1.0	802 (+3%)	12mo	$47,000	$59	59
1201 Glendale St	0.50mi	2/1.0	700 (-10%)	2mo	$130,000	$186	59
1321 S Genesee Rd	0.63mi	2/1.0	816 (+5%)	8mo	$105,000	$129	55
1401 Martha Ave	0.37mi	2/1.0	886 (+14%)	12mo	$140,000	$158	49
2089 S Belsay Rd	0.51mi	2/1.0	864 (+11%)	13mo	$125,000	$145	47
6088 Surrey Ln	0.60mi	2/1.0	864 (+11%)	10mo	$150,000	$174	45
1332 Cutler St	0.33mi	3/1.0 (+1)	884 (+14%)	15mo	$145,500	$165	44

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,204
• Equity at exit: $21,620

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $21,283
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $302

Break-even live

Break-even rent $1,292

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• 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	43d	1	0.80mi

Listing history 26 events

1. 2026-04-21
   status Pending

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

2. 2026-04-21
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

3. 2026-04-17
   status Active 512-char remark

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

4. 2026-04-17
   status Active

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

5. 2026-04-17
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

6. 2026-04-17
   status Pending

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

7. 2026-04-09
   listed $145,000 Active 512-char remark

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

8. 2026-04-09
   listed $145,000 Active

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

9. 2026-04-07
   historical $145,000 512-char remark

   Show marketing remark (512 chars)

   Step into this charming 2-bedroom, 1-bath home in desirable Lapeer Heights! Recently updated and truly move-in ready, this property sits on a generous lot and features a 2-car detached garage with a paved driveway. Both bedrooms offer plenty of space, and the open floor plan creates a bright, inviting feel throughout. Conveniently located near parks, restaurants, shopping, and easy expressway access. Don't miss your chance to see this wonderful home - schedule your showing today, because it won't last long!

10. 2022-08-15
    soldstatus $132,000
11. 2022-08-08
    soldstatus $132,000 Closed 679-char remark

    Show marketing remark (679 chars)

    Multiple Offers- due by Friday July 29th 9 AM! Welcome home! This beautiful Bentley Ranch is priced to sell with all of the amenities you desire. .. Updated throughout, this is picture perfect! Open concept living/dining/kitchen area- all appliances stay. Two spacious bedrooms, with plenty of space and natural light throughout. Updated bathroom. Fantastic large laundry/mudroom. Both furnace and roof are only TWO years old! Relax on your awesome deck in back, or your covered front porch. Large driveway with detached 2 car garage for all of your storage needs. Completely fenced yard. .. close to parks, shopping, dining, expressways and more- schedule your showing today!

12. 2022-08-08
    soldstatus $132,000

    Show marketing remark (679 chars)

    Multiple Offers- due by Friday July 29th 9 AM! Welcome home! This beautiful Bentley Ranch is priced to sell with all of the amenities you desire. .. Updated throughout, this is picture perfect! Open concept living/dining/kitchen area- all appliances stay. Two spacious bedrooms, with plenty of space and natural light throughout. Updated bathroom. Fantastic large laundry/mudroom. Both furnace and roof are only TWO years old! Relax on your awesome deck in back, or your covered front porch. Large driveway with detached 2 car garage for all of your storage needs. Completely fenced yard. .. close to parks, shopping, dining, expressways and more- schedule your showing today!

13. 2022-07-29
    status Pending 679-char remark

    Show marketing remark (679 chars)

    Multiple Offers- due by Friday July 29th 9 AM! Welcome home! This beautiful Bentley Ranch is priced to sell with all of the amenities you desire. .. Updated throughout, this is picture perfect! Open concept living/dining/kitchen area- all appliances stay. Two spacious bedrooms, with plenty of space and natural light throughout. Updated bathroom. Fantastic large laundry/mudroom. Both furnace and roof are only TWO years old! Relax on your awesome deck in back, or your covered front porch. Large driveway with detached 2 car garage for all of your storage needs. Completely fenced yard. .. close to parks, shopping, dining, expressways and more- schedule your showing today!

14. 2022-07-26
    listed $119,900 Active 679-char remark

    Show marketing remark (679 chars)

    Multiple Offers- due by Friday July 29th 9 AM! Welcome home! This beautiful Bentley Ranch is priced to sell with all of the amenities you desire. .. Updated throughout, this is picture perfect! Open concept living/dining/kitchen area- all appliances stay. Two spacious bedrooms, with plenty of space and natural light throughout. Updated bathroom. Fantastic large laundry/mudroom. Both furnace and roof are only TWO years old! Relax on your awesome deck in back, or your covered front porch. Large driveway with detached 2 car garage for all of your storage needs. Completely fenced yard. .. close to parks, shopping, dining, expressways and more- schedule your showing today!

15. 2022-07-26
    listed $119,900

    Show marketing remark (679 chars)

    Multiple Offers- due by Friday July 29th 9 AM! Welcome home! This beautiful Bentley Ranch is priced to sell with all of the amenities you desire. .. Updated throughout, this is picture perfect! Open concept living/dining/kitchen area- all appliances stay. Two spacious bedrooms, with plenty of space and natural light throughout. Updated bathroom. Fantastic large laundry/mudroom. Both furnace and roof are only TWO years old! Relax on your awesome deck in back, or your covered front porch. Large driveway with detached 2 car garage for all of your storage needs. Completely fenced yard. .. close to parks, shopping, dining, expressways and more- schedule your showing today!

16. 2019-10-31
    soldstatus $81,013 Sold
17. 2019-10-31
    soldstatus $81,013 Closed
18. 2019-10-03
    status Pending
19. 2019-10-03
    status Pending
20. 2019-09-30
    listed $79,900 Active
21. 2019-09-30
    listed $79,900 Active
22. 1993-03-01
    soldstatus $44,000
23. 1993-03-01
    soldstatus $44,000
24. 1993-01-27
    historical
25. 1993-01-11
    listed $46,500
26. 1993-01-11
    listed $46,500

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $2,401 · $200/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: $20,100
• − Mortgage interest: −$8,122
• − Property taxes: −$2,401
• − Insurance: −$725
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,218
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,288/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

+211.8% since first listed

26 events — show timeline

• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — REALCOMP
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-04-09 Listed $145,000 MiRealSource-MiMLS
• 2026-04-09 Listed $145,000 REALCOMP
• 2026-04-07 Coming Soon $145,000 MiRealSource-MiMLS
• 2022-08-15 Sold (Public Records) $132,000 Public Records
• 2022-08-08 Sold (MLS) $132,000 REALCOMP
• 2022-08-08 Sold (MLS) $132,000 MiRealSource-MiMLS
• 2022-07-29 Pending — MiRealSource-MiMLS
• 2022-07-26 Listed $119,900 REALCOMP
• 2022-07-26 Listed $119,900 MiRealSource-MiMLS
• 2019-10-31 Sold (MLS) $81,013 MiRealSource-MiMLS
• 2019-10-31 Sold (MLS) $81,013 REALCOMP
• 2019-10-03 Pending — REALCOMP
• 2019-10-03 Pending — MiRealSource-MiMLS
• 2019-09-30 Listed $79,900 MiRealSource-MiMLS
• 2019-09-30 Listed $79,900 REALCOMP
• 1993-03-01 Sold (MLS) $44,000 REALCOMP
• 1993-03-01 Sold (MLS) $44,000 MiRealSource-MiMLS
• 1993-01-27 Listing Removed — MiRealSource-MiMLS
• 1993-01-11 Listed $46,500 REALCOMP
• 1993-01-11 Listed $46,500 MiRealSource-MiMLS

Property tax history

+9.1%/yr

Latest (2025): $2,401 · +2.8% YoY. Source: county tax records.