535 Warren Ave · Flushing, MI 48433

$199,900

3 bd · 2.0 ba · 1,674 sqft · SingleFamily · 16 Days on market

Built 1950 1.44 ac lot Est $208k · 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 +20.2/30.0
• ARV discount +9.2/15.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

Key facts

• 1.44 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Property on a 1.44-acre lot (dimensions: 100 x 627 x 100 x 627)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage with direct access and garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding; Block foundation; Built on block foundation
• Exterior features: Patio; Porch; Fenced yard; Shed(s); Many trees; Paved, public-maintained road

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Freezer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Gas fireplace in the basement; Partially finished basement with block foundation and sump pump; 9 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Flushing — 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 76/100 on livability (#140 in MI, #3,431 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.
• Flushing Community Schools (suburban): math 25% / reading 41% proficiency, ranked #295 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 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 $6k 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

• It's been on market 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $95k; list at $200k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.10% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $207,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Warren Ave	0.00mi	3/2.0	1,674 (0%)	1mo	$210,000	$125	99
507 Dale St	0.17mi	3/2.0	1,516 (-9%)	4mo	$239,000	$158	73
5016 Deland Rd	0.38mi	3/1.0	1,722 (+3%)	5mo	$247,000	$143	70
824 Gerald St	0.40mi	4/2.0 (+1)	1,700 (+2%)	8mo	$203,800	$120	67
207 Labian Dr	0.66mi	3/2.0	1,625 (-3%)	1mo	$175,900	$108	64
428 Sunnyside Dr	0.59mi	3/1.5	1,706 (+2%)	4mo	$234,900	$138	64
1203 Clearview Dr	0.43mi	3/1.5	1,768 (+6%)	6mo	$219,000	$124	63
428 Leland St	0.25mi	4/2.0 (+1)	1,878 (+12%)	6mo	$230,000	$122	58
605 Hut West Dr Dr	0.67mi	3/2.0	1,776 (+6%)	5mo	$222,500	$125	54
426 Bellewood Dr	0.71mi	3/1.5	1,768 (+6%)	4mo	$200,000	$113	52
420 Sunnyside Dr	0.60mi	3/1.0	1,820 (+9%)	7mo	$215,000	$118	48
200 Boman St	0.62mi	3/1.0	1,445 (-14%)	3mo	$165,000	$114	42

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-16,244
• Equity at exit: $29,806

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,919
• Equity at exit: $17,284

Cash invested: $55,972 (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 48433

• Active inventory: 156
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$354 /mo · $4,253/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $252

Break-even live

Break-even rent $1,881

Max offer price $199,900

Occupancy floor 84%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Carpenter Rd Flushing, MI	3.0	2.0	2244	$2,200	$0.98	20d	1	0.48mi

Listing history 12 events

1. 2026-04-29
   status Pending

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

2. 2026-04-29
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

3. 2026-04-17
   historical Active Under Contract

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

4. 2026-04-17
   historical Accepting Backup Offers 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

5. 2026-04-13
   listed $199,900 Active

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

6. 2026-04-13
   listed $199,900 Active 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

7. 2026-04-11
   historical $199,900 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Flushing Orchards—where space, comfort, and privacy come together! Situated on an incredible 1.43-acre lot with over 600 feet of depth, this 3-bedroom, 2 full bath home offers a rare opportunity to enjoy both neighborhood living and a private, park-like setting. Step inside to find a functional layout featuring main floor laundry and a spacious main bedroom complete with a large walk-in closet that doubles perfectly as a home office or flex space. The main bathroom is designed for relaxation with a walk-in shower and jacuzzi tub—your own personal retreat. The home also features a partially finished basement with a cozy gas fireplace, perfect for additional living space, entertaining, or a rec room. Outside, you’ll love the partially fenced backyard, accessible through a convenient slider door, along with a storage shed for all your tools and toys. The large attached two-car garage adds even more functionality and storage. Opportunities like this don’t come often in Flushing Orchards—especially with this much land and depth. Enjoy the best of both worlds with space to spread out while still being close to everything Flushing has to offer!

8. 2017-11-15
   soldstatus $95,000
9. 2017-07-19
   status Pending
10. 2017-07-18
    historical Keep Showing-Contgcy Appl
11. 2017-07-07
    listed $89,900 Active
12. 2017-07-06
    listed $89,900 339-char remark

    Show marketing remark (339 chars)

    Charming with 2 main floor bedrooms & a bathroom on each floor. Treed 1.4 acres in the city with private back yard. Newer roof, kitchen, vinyl siding, whirlpool bathroom, furnace (3) & some Anderson windows. Kitchen complete with appliances. Possible 1st floor laundry. Partly finished basement has rec room with gas fireplace.

ⓘ 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: $4,253 · $354/mo
• Projected year-2 tax: $4,253 · $354/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 ≥97°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: $26,400
• − Mortgage interest: −$11,198
• − Property taxes: −$4,253
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,815
• Taxable loss: −$89
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $3,046/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: Flushing Community Schools
• NCES district ID: 2614550
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $58,883
• Composite: 29.48/100
• National rank: #6506
• State rank: #295 of 540 in MI

Livability — Flushing

• Score: 76/100
• State rank: #140
• US rank: #3431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flushing, MI
• Population (ZIP): 25,756

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -214.10%
• Current HPI: 175.93
• 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

+122.4% since first listed

12 events — show timeline

• 2026-04-29 Pending — REALCOMP
• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-17 Contingent — REALCOMP
• 2026-04-17 Contingent — MiRealSource-MiMLS
• 2026-04-13 Listed $199,900 REALCOMP
• 2026-04-13 Listed $199,900 MiRealSource-MiMLS
• 2026-04-11 Coming Soon $199,900 MiRealSource-MiMLS
• 2017-11-15 Sold (Public Records) $95,000 Public Records
• 2017-07-19 Pending — MiRealSource-MiMLS
• 2017-07-18 Contingent — MiRealSource-MiMLS
• 2017-07-07 Listed $89,900 MiRealSource-MiMLS
• 2017-07-06 Listed $89,900 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $4,253 · +34.5% YoY. Source: county tax records.