1082 Dowagiac Ave · Beecher, MI 48458

$22,900

1 bd · 1.0 ba · 806 sqft · SingleFamily · 68 Days on market

Built 1930 4,792 sqft lot $28/sqft · 28% below area Est $32k · 28% 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

A home this affordable and move in ready, won't last! Submit your offer asap!

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $23k).
• Recommended offer: $22k (6.0% 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; 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 $158 of loan paydown is wiped out by about $687 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 4.07% ✓
• Cap rate: 36.26%
• Cash-on-cash: 107.01%
• DSCR: 5.76
• GRM: 2.0

CMA / ARV

• ARV (median comp): $31,921
• List price: $22,900
• Delta: -28.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Morris Hills Pkwy	0.08mi	2/1.0 (+1)	752 (-7%)	7mo	$85,000	$113	74
1115 Clovis Ave	0.16mi	2/1.0 (+1)	720 (-11%)	14mo	$18,018	$25	58
1141 E Harvard Ave	0.60mi	2/1.0 (+1)	816 (+1%)	13mo	$37,000	$45	54
1080 E Kurtz Ave	0.43mi	2/1.0 (+1)	758 (-6%)	15mo	$43,000	$57	53
1020 E Princeton Ave	0.71mi	2/1.0 (+1)	782 (-3%)	6mo	$27,500	$35	52
1067 Dunkirk Ave	0.37mi	2/1.0 (+1)	720 (-11%)	12mo	$55,000	$76	50
5462 Harry St	0.66mi	2/1.0 (+1)	696 (-14%)	8mo	$25,000	$36	35

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: —
• Equity multiple: 6.10×
• Total profit: $32,726
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 12.77×
• Total profit: $75,467
• Equity at exit: $1,980

Cash invested: $6,412 (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: 2.0×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$120
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $572

Break-even live

Break-even rent $209

Max offer price $22,900

Occupancy floor 34%

Sensitivity live

Price	-10% $585	-5% $578	+0% $572	+5% $565	+10% $559
Rent	-10% $498	-5% $535	+0% $572	+5% $609	+10% $646
Rate	-1.0pp $583	-0.5pp $578	base $572	+0.5pp $566	+1.0pp $560

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	14d	1	1.08mi

Listing history 15 events

1. 2026-06-03
   status $22,900 Pending 68 DOM
2. 2026-06-02
   days on market $22,900 Active 68 DOM
3. 2026-06-01
   days on market $22,900 Active 67 DOM
4. 2026-05-31
   days on market $22,900 Active 66 DOM
5. 2026-05-30
   days on market $22,900 Active 65 DOM
6. 2026-04-01
   status Active 77-char remark

   Show marketing remark (77 chars)

   A home this affordable and move in ready, won't last! Submit your offer asap!

7. 2026-04-01
   status Back on Market 77-char remark

   Show marketing remark (77 chars)

   A home this affordable and move in ready, won't last! Submit your offer asap!

8. 2026-03-04
   status Pending 77-char remark

   Show marketing remark (77 chars)

   A home this affordable and move in ready, won't last! Submit your offer asap!

9. 2026-03-04
   status Pending 77-char remark

   Show marketing remark (77 chars)

   A home this affordable and move in ready, won't last! Submit your offer asap!

10. 2026-03-02
    status Active 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

11. 2026-03-02
    status Active 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

12. 2026-02-27
    status Pending 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

13. 2026-02-27
    status Pending 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

14. 2026-02-24
    listed $22,900 Active 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

15. 2026-02-24
    listed $22,900 Active 77-char remark

    Show marketing remark (77 chars)

    A home this affordable and move in ready, won't last! Submit your offer asap!

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $429 · $36/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: $11,197
• − Mortgage interest: −$1,283
• − Property taxes: −$429
• − Insurance: −$114
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$666
• Taxable income: $6,914
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $5,202/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

10 events — show timeline

• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-03-04 Pending — REALCOMP
• 2026-03-04 Pending — MiRealSource-MiMLS
• 2026-03-02 Relisted — REALCOMP
• 2026-03-02 Relisted — MiRealSource-MiMLS
• 2026-02-27 Pending — REALCOMP
• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-02-24 Listed $22,900 REALCOMP
• 2026-02-24 Listed $22,900 MiRealSource-MiMLS

Property tax history

+4.2%/yr

Latest (2025): $429 · -61.9% YoY. Source: county tax records.