2074 N Center Rd · Burton, MI 48509

$85,000

2 bd · 1.0 ba · 672 sqft · SingleFamily · 13 Days on market

Built 1944 0.49 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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2-bedroom, 1-bath property that's full of potential and ready for its next owner! Enjoy the convenience of a 1-car garage, a fully fenced backyard perfect for pets, gardening or entertaining, and large windows that fill the home with natural light. Inside, you'll find new carpet in both bedrooms, with one bedroom featuring a ceiling fan and window air conditioner for added comfort. The range and refrigerator are included, making move-in easy, while the full basement offers plenty of storage and future finishing possibilities. Ideally located just minutes from I-69, shopping, and everyday amenities, this home offers both comfort and convenience. A great opportunity to make this home your own - schedule your showing today!

Key facts

• Large windows
• Ceiling fan
• New carpet

Tags

• FULLY FENCED BACKYARD
• LARGE WINDOWS
• NEW CARPET
• CEILING FAN
• FULL BASEMENT
• MINUTES FROM I-69

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $16 ($195/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 $81k (4.4% below list).
• Recommended offer: $81k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Burton — 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 61/100 on livability (#555 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $588 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $26k; list at $85k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,284 (4.4% below list)

Questions for the listing agent

1. Built in 1944 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $36,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 N Center Rd	0.00mi	2/1.0	672 (0%)	1mo	$80,000	$119	99
3739 Marmion Ave	0.26mi	2/1.0	672 (0%)	17mo	$39,000	$58	74
3826 Ivanhoe Ave	0.27mi	2/1.0	735 (+9%)	16mo	$64,900	$88	59
3201 Holly Ave	0.62mi	2/1.0	680 (+1%)	12mo	$65,000	$96	58
3128 Holly Ave	0.65mi	2/1.0	660 (-2%)	17mo	$35,900	$54	52
3214 Maryland Ave	0.71mi	2/1.0	720 (+7%)	4mo	$39,000	$54	52
3706 Lorraine Ave	0.43mi	2/1.0	735 (+9%)	16mo	$43,000	$59	51
2002 Branch Rd	0.70mi	1/1.0 (-1)	628 (-6%)	3mo	$30,000	$48	49
2116 Branch Rd	0.71mi	2/1.0	735 (+9%)	8mo	$30,000	$41	45
3314 Dakota Ave	0.65mi	2/1.0	572 (-15%)	3mo	$850	$1	42
3236 Risedorph Ave	0.59mi	2/1.0	735 (+9%)	22mo	$12,500	$17	38
3147 Risedorph Ave	0.70mi	2/1.0	720 (+7%)	22mo	$28,000	$39	37

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-12,704
• Equity at exit: $12,674

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-9,586
• Equity at exit: $7,349

Cash invested: $23,800 (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 48509

• Active inventory: 83
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $16

Break-even live

Break-even rent $792

Max offer price $85,000

Occupancy floor 93%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	1.10mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	13d	1	1.17mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.20mi

Listing history 14 events

1. 2026-03-25
   status Pending 760-char remark

   Show marketing remark (760 chars)

   Welcome home to this charming 2-bedroom, 1-bath property that's full of potential and ready for its next owner! Enjoy the convenience of a 1-car garage, a fully fenced backyard perfect for pets, gardening or entertaining, and large windows that fill the home with natural light. Inside, you'll find new carpet in both bedrooms, with one bedroom featuring a ceiling fan and window air conditioner for added comfort. The range and refrigerator are included, making move-in easy, while the full basement offers plenty of storage and future finishing possibilities. Ideally located just minutes from I-69, shopping, and everyday amenities, this home offers both comfort and convenience. A great opportunity to make this home your own - schedule your showing today!

2. 2026-03-25
   status Pending

   Show marketing remark (760 chars)

   Welcome home to this charming 2-bedroom, 1-bath property that's full of potential and ready for its next owner! Enjoy the convenience of a 1-car garage, a fully fenced backyard perfect for pets, gardening or entertaining, and large windows that fill the home with natural light. Inside, you'll find new carpet in both bedrooms, with one bedroom featuring a ceiling fan and window air conditioner for added comfort. The range and refrigerator are included, making move-in easy, while the full basement offers plenty of storage and future finishing possibilities. Ideally located just minutes from I-69, shopping, and everyday amenities, this home offers both comfort and convenience. A great opportunity to make this home your own - schedule your showing today!

3. 2026-03-12
   listed $85,000 Active 760-char remark

   Show marketing remark (760 chars)

   Welcome home to this charming 2-bedroom, 1-bath property that's full of potential and ready for its next owner! Enjoy the convenience of a 1-car garage, a fully fenced backyard perfect for pets, gardening or entertaining, and large windows that fill the home with natural light. Inside, you'll find new carpet in both bedrooms, with one bedroom featuring a ceiling fan and window air conditioner for added comfort. The range and refrigerator are included, making move-in easy, while the full basement offers plenty of storage and future finishing possibilities. Ideally located just minutes from I-69, shopping, and everyday amenities, this home offers both comfort and convenience. A great opportunity to make this home your own - schedule your showing today!

4. 2026-03-12
   listed $85,000 Active

   Show marketing remark (760 chars)

   Welcome home to this charming 2-bedroom, 1-bath property that's full of potential and ready for its next owner! Enjoy the convenience of a 1-car garage, a fully fenced backyard perfect for pets, gardening or entertaining, and large windows that fill the home with natural light. Inside, you'll find new carpet in both bedrooms, with one bedroom featuring a ceiling fan and window air conditioner for added comfort. The range and refrigerator are included, making move-in easy, while the full basement offers plenty of storage and future finishing possibilities. Ideally located just minutes from I-69, shopping, and everyday amenities, this home offers both comfort and convenience. A great opportunity to make this home your own - schedule your showing today!

5. 2012-09-13
   soldstatus $26,000 227-char remark

   Show marketing remark (227 chars)

   Move In Ready--If You Are Renting A Two Bedroom Apartment, Take Time To Look At This Gem. New Roof, Furnace-Stove, Refrige, Washer, Dryer & Gazebo Included. Fenced Back Yard--Kearsley Schools. Don't Miss This Opportunity.

6. 2012-09-13
   soldstatus $26,000

   Show marketing remark (227 chars)

   Move In Ready--If You Are Renting A Two Bedroom Apartment, Take Time To Look At This Gem. New Roof, Furnace-Stove, Refrige, Washer, Dryer & Gazebo Included. Fenced Back Yard--Kearsley Schools. Don't Miss This Opportunity.

7. 2012-08-24
   historical
8. 2012-08-22
   listed $27,500 227-char remark

   Show marketing remark (227 chars)

   Move In Ready--If You Are Renting A Two Bedroom Apartment, Take Time To Look At This Gem. New Roof, Furnace-Stove, Refrige, Washer, Dryer & Gazebo Included. Fenced Back Yard--Kearsley Schools. Don't Miss This Opportunity.

9. 2012-08-22
   listed $27,500

   Show marketing remark (227 chars)

   Move In Ready--If You Are Renting A Two Bedroom Apartment, Take Time To Look At This Gem. New Roof, Furnace-Stove, Refrige, Washer, Dryer & Gazebo Included. Fenced Back Yard--Kearsley Schools. Don't Miss This Opportunity.

10. 2007-11-05
    soldstatus $25,000
11. 2007-11-05
    soldstatus $25,000
12. 2007-10-26
    historical
13. 2007-08-17
    listed $29,900
14. 2007-08-17
    listed $29,900

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,754
• − Mortgage interest: −$4,761
• − Property taxes: −$1,737
• − Insurance: −$425
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$2,473
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $483/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 in MI

Livability — Burton

• Score: 61/100
• State rank: #555
• US rank: #17380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, MI
• City population: 26,014
• Population (ZIP): 9,532

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -148.63%
• Current HPI: 210.1588
• 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

+184.3% since first listed

14 events — show timeline

• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-03-12 Listed $85,000 REALCOMP
• 2026-03-12 Listed $85,000 MiRealSource-MiMLS
• 2012-09-13 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2012-09-13 Sold (MLS) $26,000 REALCOMP
• 2012-08-24 Listing Removed — MiRealSource-MiMLS
• 2012-08-22 Listed $27,500 MiRealSource-MiMLS
• 2012-08-22 Listed $27,500 REALCOMP
• 2007-11-05 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2007-11-05 Sold (MLS) $25,000 REALCOMP
• 2007-10-26 Listing Removed — MiRealSource-MiMLS
• 2007-08-17 Listed $29,900 MiRealSource-MiMLS
• 2007-08-17 Listed $29,900 REALCOMP

Property tax history

+5.4%/yr

Latest (2025): $1,737 · +3.7% YoY. Source: county tax records.