420 Dale St · Flushing, MI 48433

$239,000

4 bd · 1.5 ba · 1,792 sqft · SingleFamily · 24 Days on market

Built 1956 10,454 sqft lot $133/sqft · at area comps Est $231k · at est.

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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 +15.7/30.0
• ARV discount +6.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• 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 this spacious 4-bedroom, 1.5 bath home in Flushing—perfect for entertaining and everyday living! The oversized kitchen features brand-new appliances, abundant cabinet storage, and flows seamlessly into the dining room, making gatherings easy and enjoyable. Just beyond the dining area, a cozy sitting space offers the perfect spot to relax while grilling or enjoying the backyard views. The flexible layout includes two bedrooms upstairs with a full bath, a main-level primary bedroom with an additional bath, and a fourth bedroom on the lower level—ideal for guests, an office, or extra living space. Original hardwood floors add warmth and character throughout. Nestled at the end of a quiet cul-de-sac, this home also offers privacy, a fenced yard for pets, and plenty of room to enjoy inside and out! Including a newer roof, furnace, fence & water heater.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Located in the Flushing Orchards subdivision at Coutant / Luce
• Financial info: Tax information provided (amount withheld)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single family residence (residential property type); Above-grade finished area listed (size withheld); Below-grade finished area listed (size withheld)
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 133 x 98 x 110 x 70; Lot size about 0.24 acres; No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Wood stove heating; No central cooling
• Interior features: Wood burning stove fireplace; Basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (7.9% below list).
• Recommended offer: $220k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% 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.
• Zoned schools: Springview Elementary School (math 27% / reading 35%, grade F, #852 of 1,397 statewide, top 61%, 436 students, 61% FRL); Flushing Middle School (math 25% / reading 44%, grade F, #289 of 493 statewide, top 60%, 642 students, 51% FRL); Flushing High School (math 25% / reading 49%, grade F, #334 of 713 statewide, top 51%, 1,278 students, 41% FRL) — zoned schools average 51% FRL vs 32% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 160 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 $2k of loan paydown is wiped out by about $7k 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 24 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $124k; list at $239k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (7.9% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 0.92% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $231,470
• List price: $239,000
• Delta: 3.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Clearview Dr	0.29mi	3/1.5 (-1)	1,768 (-1%)	6mo	$219,000	$124	74
428 Leland St	0.23mi	4/2.0	1,878 (+5%)	6mo	$230,000	$122	74
824 Gerald St	0.26mi	4/2.0	1,700 (-5%)	8mo	$203,800	$120	71
535 Warren Ave	0.24mi	3/2.0 (-1)	1,674 (-7%)	1mo	$210,000	$125	70
426 Bellewood Dr	0.49mi	3/1.5 (-1)	1,768 (-1%)	4mo	$200,000	$113	67
420 Sunnyside Dr	0.44mi	3/1.0 (-1)	1,820 (+2%)	7mo	$215,000	$118	64
428 Sunnyside Dr	0.44mi	3/1.5 (-1)	1,706 (-5%)	4mo	$234,900	$138	63
334 Cedarwood Dr	0.56mi	3/1.5 (-1)	1,846 (+3%)	4mo	$248,000	$134	61
207 Labian Dr	0.42mi	3/2.0 (-1)	1,625 (-9%)	1mo	$175,900	$108	57
5016 Deland Rd	0.60mi	3/1.0 (-1)	1,722 (-4%)	5mo	$247,000	$143	54
445 Bellewood Dr	0.53mi	3/2.5 (-1)	1,899 (+6%)	8mo	$225,000	$118	50
620 Carpenter Rd	0.68mi	3/2.0 (-1)	1,947 (+9%)	2mo	$247,500	$127	45

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-31,921
• Equity at exit: $35,636

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-18,973
• Equity at exit: $20,664

Cash invested: $66,920 (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: 160
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$279 /mo · $3,342/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $107

Break-even live

Break-even rent $2,065

Max offer price $239,000

Occupancy floor 90%

Sensitivity live

Price	-10% $242	-5% $174	+0% $107	+5% $39	+10% $-29
Rent	-10% $-67	-5% $20	+0% $107	+5% $193	+10% $280
Rate	-1.0pp $227	-0.5pp $167	base $107	+0.5pp $45	+1.0pp $-18

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: $59,750
• Closing costs: $7,170
• 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	23d	1	0.67mi

Listing history 23 events

1. 2026-06-09
   status $239,000 Pending 24 DOM
2. 2026-06-08
   days on market $239,000 Active 24 DOM

   Show marketing remark (888 chars)

   Welcome to this spacious 4-bedroom, 1.5 bath home in Flushing—perfect for entertaining and everyday living! The oversized kitchen features brand-new appliances, abundant cabinet storage, and flows seamlessly into the dining room, making gatherings easy and enjoyable. Just beyond the dining area, a cozy sitting space offers the perfect spot to relax while grilling or enjoying the backyard views. The flexible layout includes two bedrooms upstairs with a full bath, a main-level primary bedroom with an additional bath, and a fourth bedroom on the lower level—ideal for guests, an office, or extra living space. Original hardwood floors add warmth and character throughout. Nestled at the end of a quiet cul-de-sac, this home also offers privacy, a fenced yard for pets, and plenty of room to enjoy inside and out! Including a newer roof, furnace, fence & water heater.

3. 2026-06-07
   days on market $239,000 Active 23 DOM
4. 2026-06-05
   days on market $239,000 Active 20 DOM
5. 2026-06-03
   days on market $239,000 Active 19 DOM
6. 2026-06-02
   days on market $239,000 Active 18 DOM
7. 2026-06-01
   days on market $239,000 Active 17 DOM
8. 2026-05-31
   days on market $239,000 Active 16 DOM
9. 2026-05-30
   days on market $239,000 Active 15 DOM
10. 2026-05-15
    listed $239,000 Active 876-char remark

    Show marketing remark (888 chars)

    Welcome to this spacious 4-bedroom, 1.5 bath home in Flushing—perfect for entertaining and everyday living! The oversized kitchen features brand-new appliances, abundant cabinet storage, and flows seamlessly into the dining room, making gatherings easy and enjoyable. Just beyond the dining area, a cozy sitting space offers the perfect spot to relax while grilling or enjoying the backyard views. The flexible layout includes two bedrooms upstairs with a full bath, a main-level primary bedroom with an additional bath, and a fourth bedroom on the lower level—ideal for guests, an office, or extra living space. Original hardwood floors add warmth and character throughout. Nestled at the end of a quiet cul-de-sac, this home also offers privacy, a fenced yard for pets, and plenty of room to enjoy inside and out! Including a newer roof, furnace, fence & water heater.

11. 2026-05-15
    listed $239,000 Active 888-char remark

    Show marketing remark (888 chars)

    Welcome to this spacious 4-bedroom, 1.5 bath home in Flushing—perfect for entertaining and everyday living! The oversized kitchen features brand-new appliances, abundant cabinet storage, and flows seamlessly into the dining room, making gatherings easy and enjoyable. Just beyond the dining area, a cozy sitting space offers the perfect spot to relax while grilling or enjoying the backyard views. The flexible layout includes two bedrooms upstairs with a full bath, a main-level primary bedroom with an additional bath, and a fourth bedroom on the lower level—ideal for guests, an office, or extra living space. Original hardwood floors add warmth and character throughout. Nestled at the end of a quiet cul-de-sac, this home also offers privacy, a fenced yard for pets, and plenty of room to enjoy inside and out! Including a newer roof, furnace, fence & water heater.

12. 2026-05-13
    historical $239,000 888-char remark

    Show marketing remark (888 chars)

    Welcome to this spacious 4-bedroom, 1.5 bath home in Flushing—perfect for entertaining and everyday living! The oversized kitchen features brand-new appliances, abundant cabinet storage, and flows seamlessly into the dining room, making gatherings easy and enjoyable. Just beyond the dining area, a cozy sitting space offers the perfect spot to relax while grilling or enjoying the backyard views. The flexible layout includes two bedrooms upstairs with a full bath, a main-level primary bedroom with an additional bath, and a fourth bedroom on the lower level—ideal for guests, an office, or extra living space. Original hardwood floors add warmth and character throughout. Nestled at the end of a quiet cul-de-sac, this home also offers privacy, a fenced yard for pets, and plenty of room to enjoy inside and out! Including a newer roof, furnace, fence & water heater.

13. 2016-07-14
    soldstatus $123,600
14. 2016-05-02
    status Pending
15. 2016-04-29
    historical Keep Showing-Contgcy Appl
16. 2016-04-28
    listed $119,900 Active
17. 2016-04-27
    listed $119,900

    Show marketing remark (385 chars)

    Immaculate with great floor plan. Main floor bedroom. Cathedral ceiling dining room, kitchen and living room. Newer cherry gourmet kitchen with all appliances. Fire lit living room. Newer vinyl windows, exterior paint (2014), roof (2001), carpet and bathrooms (2004) plus newer decor. Exclude: S. E. bedroom drape. Hardwood under many carpets. Walking distance to schools and shopping!

18. 2005-07-22
    soldstatus $135,000
19. 2005-06-27
    soldstatus $135,000
20. 2005-06-27
    soldstatus $135,000
21. 2005-06-10
    historical
22. 2005-04-14
    listed $144,900
23. 2005-04-14
    listed $144,900

ⓘ 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: $3,342 · $279/mo
• Projected year-2 tax: $3,511 · $293/mo
• Expected delta: +$169/yr (+$14/mo · 5.1%)

ⓘ 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: −$13,388
• − Property taxes: −$3,342
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,953
• Taxable loss: −$2,702
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $1,927/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

+64.9% since first listed

16 events — show timeline

• 2026-06-08 Pending — REALCOMP
• 2026-06-08 Pending — MiRealSource-MiMLS
• 2026-05-15 Listed $239,000 REALCOMP
• 2026-05-15 Listed $239,000 MiRealSource-MiMLS
• 2026-05-13 Coming Soon $239,000 MiRealSource-MiMLS
• 2016-07-14 Sold (Public Records) $123,600 Public Records
• 2016-05-02 Pending — MiRealSource-MiMLS
• 2016-04-29 Contingent — MiRealSource-MiMLS
• 2016-04-28 Listed $119,900 MiRealSource-MiMLS
• 2016-04-27 Listed $119,900 REALCOMP
• 2005-07-22 Sold (Public Records) $135,000 Public Records
• 2005-06-27 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2005-06-27 Sold (MLS) $135,000 REALCOMP
• 2005-06-10 Listing Removed — MiRealSource-MiMLS
• 2005-04-14 Listed $144,900 MiRealSource-MiMLS
• 2005-04-14 Listed $144,900 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $3,342 · +2.9% YoY. Source: county tax records.