6208 David Berger St · Beecher, MI 48458

$82,000

3 bd · 1.0 ba · 1,562 sqft · SingleFamily · 28 Days on market

Built 1960 6,970 sqft lot $52/sqft · at area comps Est $84k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +8.5/15.0
• 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

Completely Remodeled & Move-In Ready! Welcome to 6208 David Berger St, a beautifully updated home offering modern elegance, high-end finishes, and true turn-key living. Every detail has been thoughtfully upgraded so you can move right in and enjoy. Step inside to an open and inviting layout featuring brand-new hardwood floors throughout the living room and bedrooms. The kitchen and bathroom have been upgraded with premium porcelain tile flooring, adding both durability and upscale style. The kitchen shines with new high-end stainless steel appliances, perfect for cooking and entertaining. This home also features new windows throughout, a new water heater, and a newer roof, giving you peace of mind for years to come. Every room has been refreshed to deliver the comfort, quality, and clean modern design today's buyers love. Whether you're a first-time homebuyer or looking for a low-maintenance, beautifully finished home, this is the one. Listing agent is the owner. Schedule your showing today.

Key facts

• Remodeled
• Open layout
• Move in ready

Tags

• REMODELED
• MOVE IN READY
• OPEN LAYOUT
• HARDWOOD FLOORS
• PREMIUM PORCELAIN TILE
• NEW WINDOWS

Property features AI

Finance

• Other: Located in DAVID BERGER SUB subdivision; Cross streets: Charwood Rd and Harwood Rd

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Entry at ground level
• Construction: Brick and vinyl siding exterior; Block foundation; Includes finished below-grade area
• Exterior features: Paved road frontage; Lot approximately 0.16 acres (70 x 100)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $83,803
• List price: $82,000
• Delta: -2.15%
• 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
6164 Natchez Dr	0.13mi	3/1.0	1,416 (-9%)	6mo	$90,000	$64	73
6094 Penwood Rd	0.24mi	4/1.0 (+1)	1,480 (-5%)	3mo	$122,000	$82	73
1207 Orange Blossom Dr	0.42mi	3/1.0	1,600 (+2%)	6mo	$77,000	$48	72
6149 Flowerday Dr	0.36mi	3/1.5	1,468 (-6%)	8mo	$5,000	$3	65
1278 W Klein St	0.43mi	3/1.0	1,744 (+12%)	1mo	$132,000	$76	60
1627 Mcalpine Dr	0.50mi	3/2.5	1,425 (-9%)	0mo	$230,000	$161	56
1169 Oleander Dr	0.50mi	4/1.5 (+1)	1,450 (-7%)	5mo	$105,000	$72	53
1617 Mcalpine Dr	0.47mi	3/1.5	1,739 (+11%)	6mo	$243,000	$140	52
2210 O'brien Rd	0.66mi	3/2.0	1,450 (-7%)	4mo	$94,900	$65	50
1432 Charwood Rd	0.32mi	2/1.5 (-1)	1,353 (-13%)	11mo	$45,000	$33	46
1690 Mcalpine Dr	0.59mi	3/1.5	1,340 (-14%)	1mo	$119,900	$89	46
1163 Peachtree Dr	0.58mi	3/1.5	1,350 (-14%)	4mo	$34,500	$26	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: 9.8%
• Equity multiple: 1.39×
• Total profit: $8,874
• Equity at exit: $12,226

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $36,257
• Equity at exit: $7,090

Cash invested: $22,960 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$430
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $348

Break-even live

Break-even rent $677

Max offer price $82,000

Occupancy floor 64%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.09mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	0.19mi
48 Sunny Ln Mount Morris, MI	3.0	2.0	1900	$1,100	$0.58	43d	1	0.58mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	43d	1	0.59mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.69mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.42mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $82,000 Pending 28 DOM

   Show marketing remark (1012 chars)

   Completely Remodeled & Move-In Ready! Welcome to 6208 David Berger St, a beautifully updated home offering modern elegance, high-end finishes, and true turn-key living. Every detail has been thoughtfully upgraded so you can move right in and enjoy. Step inside to an open and inviting layout featuring brand-new hardwood floors throughout the living room and bedrooms. The kitchen and bathroom have been upgraded with premium porcelain tile flooring, adding both durability and upscale style. The kitchen shines with new high-end stainless steel appliances, perfect for cooking and entertaining. This home also features new windows throughout, a new water heater, and a newer roof, giving you peace of mind for years to come. Every room has been refreshed to deliver the comfort, quality, and clean modern design today's buyers love. Whether you're a first-time homebuyer or looking for a low-maintenance, beautifully finished home, this is the one. Listing agent is the owner. Schedule your showing today.

2. 2026-06-03
   days on market $82,000 Active 24 DOM
3. 2026-06-02
   days on market $82,000 Active 23 DOM
4. 2026-06-01
   days on market $82,000 Active 22 DOM
5. 2026-05-31
   days on market $82,000 Active 21 DOM
6. 2026-05-30
   days on market $82,000 Active 20 DOM
7. 2026-05-11
   listed $82,000 Active 1013-char remark
8. 2026-05-10
   listed $82,000 Active 1012-char remark

   Show marketing remark (1012 chars)

   Completely Remodeled & Move-In Ready! Welcome to 6208 David Berger St, a beautifully updated home offering modern elegance, high-end finishes, and true turn-key living. Every detail has been thoughtfully upgraded so you can move right in and enjoy. Step inside to an open and inviting layout featuring brand-new hardwood floors throughout the living room and bedrooms. The kitchen and bathroom have been upgraded with premium porcelain tile flooring, adding both durability and upscale style. The kitchen shines with new high-end stainless steel appliances, perfect for cooking and entertaining. This home also features new windows throughout, a new water heater, and a newer roof, giving you peace of mind for years to come. Every room has been refreshed to deliver the comfort, quality, and clean modern design today's buyers love. Whether you're a first-time homebuyer or looking for a low-maintenance, beautifully finished home, this is the one. Listing agent is the owner. Schedule your showing today.

9. 2026-04-30
   historical
10. 2026-04-30
    historical
11. 2026-04-27
    listed $82,000 Active
12. 2026-04-27
    listed $82,000 Active
13. 2026-02-28
    historical
14. 2026-02-28
    historical
15. 2026-02-12
    price $84,999
16. 2026-02-11
    price $84,999
17. 2025-12-09
    price $94,999
18. 2025-12-08
    price $94,999
19. 2025-11-17
    listed $100,000 Active
20. 2025-11-17
    listed $100,000 Active
21. 2010-12-06
    historical
22. 2003-05-07
    historical
23. 2002-05-07
    listed $38,900
24. 2002-05-07
    listed $38,900

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$206/yr (+$17/mo · 24.2%)

ⓘ 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: $13,415
• − Mortgage interest: −$4,593
• − Property taxes: −$851
• − Insurance: −$410
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,385
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,449/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

+110.8% since first listed

20 events — show timeline

• 2026-06-07 Pending — MiRealSource-MiMLS
• 2026-06-07 Pending — REALCOMP
• 2026-05-11 Listed $82,000 REALCOMP
• 2026-05-10 Listed $82,000 MiRealSource-MiMLS
• 2026-04-30 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listing Removed — REALCOMP
• 2026-04-27 Listed $82,000 REALCOMP
• 2026-04-27 Listed $82,000 MiRealSource-MiMLS
• 2026-02-28 Listing Removed — REALCOMP
• 2026-02-28 Listing Removed — MiRealSource-MiMLS
• 2026-02-12 Price Changed $84,999 MiRealSource-MiMLS
• 2026-02-11 Price Changed $84,999 REALCOMP
• 2025-12-09 Price Changed $94,999 MiRealSource-MiMLS
• 2025-12-08 Price Changed $94,999 REALCOMP
• 2025-11-17 Listed $100,000 REALCOMP
• 2025-11-17 Listed $100,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2003-05-07 Listing Removed — MiRealSource-MiMLS
• 2002-05-07 Listed $38,900 MiRealSource-MiMLS
• 2002-05-07 Listed $38,900 REALCOMP

Property tax history

+0.8%/yr

Latest (2025): $851 · +2.2% YoY. Source: county tax records.