1443 Charwood Rd · Beecher, MI 48458

$34,900

3 bd · 1.5 ba · 950 sqft · SingleFamily · 40 Days on market

Built 1960 6,970 sqft lot $37/sqft · 40% below area Est $58k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

Key facts

• New siding
• Basement
• Hardwood floors

Tags

• NEW WINDOWS
• NEW SIDING
• HARDWOOD FLOORS
• BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (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: 144 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.15% ✓
• Cap rate: 24.43%
• Cash-on-cash: 64.79%
• DSCR: 3.88
• GRM: 2.6

CMA / ARV

• ARV (median comp): $58,408
• List price: $34,900
• Delta: -40.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6069 Natchez Dr	0.17mi	3/1.0	900 (-5%)	2mo	$65,000	$72	80
6137 Natchez Dr	0.26mi	3/1.0	864 (-9%)	2mo	$65,000	$75	69
5395 Stiffler Rd	0.41mi	3/2.0	912 (-4%)	6mo	$10,000	$11	68
1395 W Yale Ave	0.45mi	3/1.0	1,002 (+6%)	3mo	$8,800	$9	66
1297 W Kurtz Ave	0.30mi	3/1.0	852 (-10%)	6mo	$38,000	$45	62
5444 Mendel Berger Dr	0.61mi	3/1.0	1,000 (+5%)	0mo	$42,500	$43	60
2162 W Coldwater Rd	0.48mi	3/1.0	888 (-6%)	9mo	$101,000	$114	58
6242 Palmetto Dr	0.50mi	3/1.0	1,056 (+11%)	1mo	$8,000	$8	55
2232 Douglas Joel Dr	0.62mi	3/1.0	1,008 (+6%)	7mo	$35,000	$35	53
2303 W Coldwater Rd	0.74mi	3/1.0	1,008 (+6%)	1mo	$63,000	$63	52
1498 W Genesee Ave	0.58mi	3/1.0	864 (-9%)	7mo	$77,900	$90	50
5516 Mendel Berger Dr	0.57mi	3/1.0	1,035 (+9%)	9mo	$15,250	$15	50

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: 64.0%
• Equity multiple: 3.87×
• Total profit: $28,023
• Equity at exit: $5,204

10-year hold

• IRR: 68.4%
• Equity multiple: 7.96×
• Total profit: $67,984
• Equity at exit: $3,018

Cash invested: $9,772 (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 48458

• Home prices YoY: -16.0%
• Active inventory: 144
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$183
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $528

Break-even live

Break-even rent $431

Max offer price $34,900

Occupancy floor 47%

Sensitivity live

Price	-10% $651	-5% $639	+0% $528	+5% $518	+10% $508
Rent	-10% $441	-5% $484	+0% $528	+5% $571	+10% $614
Rate	-1.0pp $545	-0.5pp $536	base $528	+0.5pp $519	+1.0pp $509

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: $8,725
• Closing costs: $1,047
• 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	44d	1	0.23mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	14d	1	0.42mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	44d	1	0.51mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	14d	1	0.52mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	44d	1	0.74mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	14d	1	1.02mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	1.15mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	1.23mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	1.28mi

Listing history 17 events

1. 2026-05-13
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

2. 2026-05-13
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

3. 2026-04-30
   price $34,900 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

4. 2026-04-29
   price $34,900 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

5. 2026-04-20
   status Active 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

6. 2026-04-20
   status Active 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

7. 2026-04-17
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

8. 2026-04-17
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

9. 2026-03-31
   listed $39,900 Active 243-char remark

   Show marketing remark (243 chars)

   Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

10. 2026-03-31
    listed $39,900 Active 243-char remark

    Show marketing remark (243 chars)

    Great opportunity on this three bedroom ranch with a basement and a garage. Many updates have been done, just needs your finishing touch. Some new windows and siding. Lots of hardwood floors. 1 full bath and 1 half bath. 1 car attached garage.

11. 2025-12-11
    status Pending
12. 2025-12-11
    status Pending
13. 2025-12-11
    historical
14. 2025-12-07
    price $29,900
15. 2025-12-07
    price $29,900
16. 2025-11-08
    listed $34,900 Active
17. 2025-11-08
    listed $34,900 Active

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 · 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: $13,181
• − Mortgage interest: −$1,955
• − Property taxes: −$1,711
• − Insurance: −$174
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,015
• Taxable income: $6,216
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $4,839/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): 19,519
• Household income: $46,797
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 724.0

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 (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• 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: ▼ -46.45%
• Current HPI: 244.2061
• 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

+0.0% since first listed

17 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-30 Price Changed $34,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $34,900 REALCOMP
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-04-20 Relisted — REALCOMP
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-03-31 Listed $39,900 REALCOMP
• 2026-03-31 Listed $39,900 MiRealSource-MiMLS
• 2025-12-11 Pending — MiRealSource-MiMLS
• 2025-12-11 Pending — REALCOMP
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-12-07 Price Changed $29,900 MiRealSource-MiMLS
• 2025-12-07 Price Changed $29,900 REALCOMP
• 2025-11-08 Listed $34,900 REALCOMP
• 2025-11-08 Listed $34,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $1,711 · +2.7% YoY. Source: county tax records.