5261 Harvard St · Beecher, MI 48505

$18,000

2 bd · 2.0 ba · 1,510 sqft · SingleFamily · 39 Days on market

Built 1950 0.33 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

Key facts

• 4 year old furnace
• 4 year old roof
• 0.33 acre lot

Tags

• 4 YEAR OLD ROOF
• 4 YEAR OLD FURNACE
• EXCELLENT VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#603 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime F, amenities F.
• Beecher Community School District (suburban): math 7% / reading 10% proficiency, ranked #722 of 760 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 35% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $605 of equity ($124 loan paydown + $481 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $7k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $18k implies a 300% 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 $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.43% ✓
• Cap rate: 49.45%
• Cash-on-cash: 154.12%
• DSCR: 7.86
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $52,850
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 S Cornell Ave	0.20mi	3/1.0 (+1)	1,400 (-7%)	20mo	$37,000	$26	53
1163 Peachtree Dr	0.56mi	3/1.5 (+1)	1,350 (-11%)	4mo	$34,500	$26	46
1207 Orange Blossom Dr	0.72mi	3/1.0 (+1)	1,600 (+6%)	6mo	$77,000	$48	43
5502 Fairhaven St	0.61mi	3/2.0 (+1)	1,650 (+9%)	15mo	$84,900	$51	39
1432 Charwood Rd	0.72mi	2/1.5	1,353 (-10%)	12mo	$45,000	$33	37
6019 Cypress Dr	0.55mi	3/1.0 (+1)	1,728 (+14%)	14mo	$69,000	$40	30
6041 Cypress Dr	0.59mi	3/1.0 (+1)	1,700 (+13%)	16mo	$69,900	$41	29
6043 Harwood Ave	0.74mi	3/1.0 (+1)	1,650 (+9%)	16mo	$40,000	$24	28
1130 Camellia Dr	0.65mi	3/1.0 (+1)	1,334 (-12%)	22mo	$40,000	$30	23
1422 W Coldwater Rd	0.67mi	3/1.0 (+1)	1,299 (-14%)	22mo	$46,000	$35	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.55×
• Total profit: $43,102
• Equity at exit: $7,765

10-year hold

• IRR: —
• Equity multiple: 20.06×
• Total profit: $96,071
• Equity at exit: $11,718

Cash invested: $5,040 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $647

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 29%

Sensitivity live

Price	-10% $660	-5% $654	+0% $647	+5% $641	+10% $635
Rent	-10% $570	-5% $609	+0% $647	+5% $686	+10% $724
Rate	-1.0pp $656	-0.5pp $652	base $647	+0.5pp $643	+1.0pp $638

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	45d	1	0.77mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	45d	1	0.86mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	22d	1	0.90mi
48 Sunny Ln Mount Morris, MI	3.0	2.0	1900	$1,100	$0.58	45d	1	0.94mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	15d	1	0.97mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	15d	1	1.14mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	15d	1	1.31mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	15d	1	1.35mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$881	$0.77	15d	6	1.47mi

Listing history 24 events

1. 2026-03-10
   status Pending

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

2. 2026-03-10
   status Pending 564-char remark

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

3. 2026-02-24
   price $18,000 564-char remark

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

4. 2026-02-24
   price $18,000

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

5. 2026-01-30
   listed $25,000 Active

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

6. 2026-01-30
   listed $25,000 Active 564-char remark

   Show marketing remark (564 chars)

   Investor special with strong upside. 4 year old roof and 4 year old furnace This 2-bedroom (formally 4), 2 full bath home offers excellent value-add potential, with an after-repair value estimated between $50,000–$75,000 once fully renovated(depending finishes). The property was in decent condition at the start of the current tenancy. Sale will be sight unseen; access will not be provided prior to closing. Buyer to assume responsibility for eviction and all future renovations. Ideal opportunity for investors or rehabbers looking for their next project.

7. 2018-02-22
   historical
8. 2018-02-22
   historical
9. 2017-07-20
   price $12,000
10. 2017-07-19
    price $12,000
11. 2017-05-28
    price $13,000
12. 2017-05-27
    price $13,000
13. 2017-05-26
    price $15,000
14. 2017-05-25
    price $15,000
15. 2017-02-25
    listed $20,000 Active
16. 2017-02-24
    listed $20,000 Active
17. 2013-03-27
    soldstatus $4,500
18. 2013-03-27
    soldstatus $4,500
19. 2013-03-27
    soldstatus $4,500
20. 2013-03-06
    historical
21. 2013-03-06
    historical
22. 2012-12-03
    listed $5,000
23. 2012-12-03
    listed $5,000
24. 2012-12-03
    listed $5,000

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

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 · 14 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: $11,722
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$524
• Taxable income: $7,955
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $5,859/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: Beecher Community School District
• NCES district ID: 2604500
• Math proficiency: 7% ▲ 3.00%
• Reading proficiency: 10% ▼ -2.00%
• Median HH income: $27,719
• Composite: 9.96/100
• National rank: #14685
• State rank: #722 of 760 in MI

Livability — Beecher

• Score: 59/100
• State rank: #603
• US rank: #19782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+260.0% since first listed

24 events — show timeline

• 2026-03-10 Pending — REALCOMP
• 2026-03-10 Pending — MiRealSource-MiMLS
• 2026-02-24 Price Changed $18,000 MiRealSource-MiMLS
• 2026-02-24 Price Changed $18,000 REALCOMP
• 2026-01-30 Listed $25,000 MiRealSource-MiMLS
• 2026-01-30 Listed $25,000 REALCOMP
• 2018-02-22 Listing Removed — REALCOMP
• 2018-02-22 Listing Removed — MiRealSource-MiMLS
• 2017-07-20 Price Changed $12,000 MiRealSource-MiMLS
• 2017-07-19 Price Changed $12,000 REALCOMP
• 2017-05-28 Price Changed $13,000 MiRealSource-MiMLS
• 2017-05-27 Price Changed $13,000 REALCOMP
• 2017-05-26 Price Changed $15,000 MiRealSource-MiMLS
• 2017-05-25 Price Changed $15,000 REALCOMP
• 2017-02-25 Listed $20,000 MiRealSource-MiMLS
• 2017-02-24 Listed $20,000 REALCOMP
• 2013-03-27 Sold (MLS) $4,500 REALCOMP
• 2013-03-27 Sold (MLS) $4,500 MiRealSource-MiMLS
• 2013-03-27 Sold (MLS) $4,500 REALCOMP
• 2013-03-06 Listing Removed — MiRealSource-MiMLS
• 2013-03-06 Listing Removed — REALCOMP
• 2012-12-03 Listed $5,000 REALCOMP
• 2012-12-03 Listed $5,000 MiRealSource-MiMLS
• 2012-12-03 Listed $5,000 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $1,552 · +38.7% YoY. Source: county tax records.