543 Continental Cir · Richfield, MI 48423

$74,990

4 bd · 2.0 ba · 1,568 sqft · Other · 100 Days on market

Built 2016 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?? Beautiful Ranch Manufactured Home in Davison Schools – A Must-See! This home truly has everything a family could want and more. Located in the highly sought-after Davison School District, right off M-15, you’ll enjoy quick access to schools, shopping, restaurants, and major expressways—making everyday life incredibly convenient. Step inside this newer 4-bedroom ranch and fall in love with the spacious, open layout. The dream kitchen is the kind everyone envies, offering plenty of counter space, modern finishes, and room to gather. The primary suite features a master bath that is absolutely a must-see—your own private retreat. Homes like this, in a location like this, don’t come around often. Don’t wait—this is the one you’ve been looking for.

Key facts

• Primary suite
• Private retreat
• Davison schools

Tags

• RANCH MANUFACTURED HOME
• DAVISON SCHOOLS
• PRIMARY SUITE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 221 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $675k (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.98% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.30%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.40×
• Total profit: $29,438
• Equity at exit: $11,181

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $79,250
• Equity at exit: $6,484

Cash invested: $20,997 (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 48423

• Active inventory: 221
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $653

Break-even live

Break-even rent $656

Max offer price $74,990

Occupancy floor 51%

Sensitivity live

Price	-10% $704	-5% $679	+0% $653	+5% $627	+10% $601
Rent	-10% $536	-5% $594	+0% $653	+5% $711	+10% $770
Rate	-1.0pp $690	-0.5pp $672	base $653	+0.5pp $633	+1.0pp $613

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: $18,748
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4250 N State Rd Davison, MI	3.0	2.0	1312	$1,299	$0.99	0d	1	0.17mi

Listing history 19 events

1. 2026-06-18
   days on market $74,990 Active 100 DOM
2. 2026-06-17
   days on market $74,990 Active 99 DOM
3. 2026-06-16
   days on market $74,990 Active 98 DOM
4. 2026-06-15
   days on market $74,990 Active 97 DOM
5. 2026-06-14
   days on market $74,990 Active 95 DOM
6. 2026-06-13
   days on market $74,990 Active 94 DOM
7. 2026-06-10
   days on market $74,990 Active 92 DOM
8. 2026-06-09
   days on market $74,990 Active 91 DOM
9. 2026-06-08
   days on market $74,990 Active 90 DOM
10. 2026-06-07
    days on market $74,990 Active 89 DOM
11. 2026-06-05
    days on market $74,990 Active 86 DOM
12. 2026-06-02
    days on market $74,990 Active 84 DOM
13. 2026-06-01
    days on market $74,990 Active 83 DOM
14. 2026-05-31
    days on market $74,990 Active 82 DOM
15. 2026-05-30
    days on market $74,990 Active 81 DOM
16. 2026-03-11
    price $74,990 803-char remark

    Show marketing remark (767 chars)

    ?? Beautiful Ranch Manufactured Home in Davison Schools "“ A Must-See! This home truly has everything a family could want and more. Located in the highly sought-after Davison School District, right off M-15, you'll enjoy quick access to schools, shopping, restaurants, and major expressways-making everyday life incredibly convenient. Step inside this newer 4-bedroom ranch and fall in love with the spacious, open layout. The dream kitchen is the kind everyone envies, offering plenty of counter space, modern finishes, and room to gather. The primary suite features a master bath that is absolutely a must-see-your own private retreat. Homes like this, in a location like this, don't come around often. Don't wait-this is the one you've been looking for.

17. 2026-03-11
    price $74,990 767-char remark

    Show marketing remark (767 chars)

    ?? Beautiful Ranch Manufactured Home in Davison Schools "“ A Must-See! This home truly has everything a family could want and more. Located in the highly sought-after Davison School District, right off M-15, you'll enjoy quick access to schools, shopping, restaurants, and major expressways-making everyday life incredibly convenient. Step inside this newer 4-bedroom ranch and fall in love with the spacious, open layout. The dream kitchen is the kind everyone envies, offering plenty of counter space, modern finishes, and room to gather. The primary suite features a master bath that is absolutely a must-see-your own private retreat. Homes like this, in a location like this, don't come around often. Don't wait-this is the one you've been looking for.

18. 2026-03-10
    listed $749,900 Active 767-char remark

    Show marketing remark (803 chars)

    ?? Beautiful Ranch Manufactured Home in Davison Schools – A Must-See! This home truly has everything a family could want and more. Located in the highly sought-after Davison School District, right off M-15, you’ll enjoy quick access to schools, shopping, restaurants, and major expressways—making everyday life incredibly convenient. Step inside this newer 4-bedroom ranch and fall in love with the spacious, open layout. The dream kitchen is the kind everyone envies, offering plenty of counter space, modern finishes, and room to gather. The primary suite features a master bath that is absolutely a must-see—your own private retreat. Homes like this, in a location like this, don’t come around often. Don’t wait—this is the one you’ve been looking for.

19. 2026-03-10
    listed $749,900 Active 803-char remark

    Show marketing remark (803 chars)

    ?? Beautiful Ranch Manufactured Home in Davison Schools – A Must-See! This home truly has everything a family could want and more. Located in the highly sought-after Davison School District, right off M-15, you’ll enjoy quick access to schools, shopping, restaurants, and major expressways—making everyday life incredibly convenient. Step inside this newer 4-bedroom ranch and fall in love with the spacious, open layout. The dream kitchen is the kind everyone envies, offering plenty of counter space, modern finishes, and room to gather. The primary suite features a master bath that is absolutely a must-see—your own private retreat. Homes like this, in a location like this, don’t come around often. Don’t wait—this is the one you’ve been looking for.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,786
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,182
• Taxable income: $7,058
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $6,138/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. The exterior and flooring need significant attention, while the interior walls and appliances are in average condition.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Exterior paint — Visible wear and tear
• Major Carpet — Significant wear and tear

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace carpet — Improves living space appearance
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Exterior paint · Visible wear and tear	Major	$15,000–50,000
Carpet · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace carpet — Improves living space appearance ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Richfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 33,757
• Household income: $65,079
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1394.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 10% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -226.14%
• Current HPI: 228.684
• Rent YoY: —
• Metro: Flint, MI
• 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

-90.0% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $74,990 MiRealSource-MiMLS
• 2026-03-11 Price Changed $74,990 REALCOMP
• 2026-03-10 Listed $749,900 REALCOMP
• 2026-03-10 Listed $749,900 MiRealSource-MiMLS

Property tax history

-19.3%/yr

Latest (2022): $23 · -35.4% YoY. Source: county tax records.