5501 N State Rd · Davison, MI 48423

$177,500

4 bd · 1.5 ba · 1,753 sqft · SingleFamily · 46 Days on market

Built 1875 1.34 ac lot $101/sqft · 27% below area Est $242k · 27% under

---

Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

Key facts

• New furnace
• Fresh paint
• New carpet

Tags

• 1.34 ACRES
• DAVISON SCHOOLS
• NEW CARPET
• FRESH PAINT
• NEW FRONT DECK
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $67 ($809/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 $151k (14.9% below list).
• Recommended offer: $151k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.8% in Davison — 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 83/100 on livability (#45 in MI, #950 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D, commute F.
• Davison Community Schools (suburban): math 40% / reading 57% proficiency, ranked #117 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 221 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 46 days — a 3% lower offer ($172k) 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 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,038 (14.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $242,007
• List price: $177,500
• Delta: -26.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5501 N State Rd	0.00mi	4/1.5	1,753 (0%)	1mo	$170,000	$97	99
10048 Clark Rd	0.48mi	3/1.5 (-1)	1,724 (-2%)	9mo	$220,000	$128	62
10161 E Coldwater Rd	0.34mi	3/1.5 (-1)	1,803 (+3%)	18mo	$225,000	$125	60
9305 Tiger Run Trl	0.71mi	3/2.0 (-1)	1,780 (+2%)	5mo	$265,000	$149	53
9430 Tiger Run Trl	0.63mi	3/2.0 (-1)	1,720 (-2%)	15mo	$233,000	$135	48
10159 Clark Rd	0.51mi	4/1.5	1,572 (-10%)	14mo	$259,000	$165	47
9384 Sandy Hollow Ln	0.73mi	3/2.5 (-1)	1,860 (+6%)	0mo	$275,000	$148	47
9392 Sandy Hollow Ln	0.72mi	3/2.5 (-1)	1,734 (-1%)	17mo	$245,000	$141	41
9490 Sandy Hollow Ln	0.64mi	3/2.5 (-1)	1,984 (+13%)	13mo	$265,000	$134	28

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-24,507
• Equity at exit: $26,466

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-15,970
• Equity at exit: $15,347

Cash invested: $49,700 (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 48423

• Active inventory: 221
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $67

Break-even live

Break-even rent $1,425

Max offer price $177,500

Occupancy floor 91%

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   historical Active Under Contract 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

2. 2026-05-04
   historical Accepting Backup Offers 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

3. 2026-04-28
   status Active 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

4. 2026-04-28
   status Active 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

5. 2026-04-21
   status Pending 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

6. 2026-04-21
   status Pending 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

7. 2026-04-11
   status Active 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

8. 2026-04-11
   status Active 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

9. 2026-03-23
   status Pending 927-char remark

   Show marketing remark (927 chars)

   Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

10. 2026-03-23
    status Pending 927-char remark

    Show marketing remark (927 chars)

    Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

11. 2026-03-13
    listed $177,500 Active 927-char remark

    Show marketing remark (927 chars)

    Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

12. 2026-03-13
    listed $177,500 Active 927-char remark

    Show marketing remark (927 chars)

    Priced under appraisal! Set on 1.34 acres in Richfield Township and within Davison Schools, this charming 1,753 sq. ft. farmhouse-style home offers a blend of character, space, and recent updates. The home features 4 bedrooms, with two conveniently located on the main floor and two upstairs. Recent improvements include new carpet, fresh paint, new front deck and door, new furnace and air and a new water heater, giving the home a clean, move-in ready feel. The kitchen is hi-lighted by beautiful quartz countertops and a Vermont Castings wood stove. Additional features include vinyl siding for low maintenance, an attached workshop and a first floor laundry with an extra stool. There's even a chicken coop, raised bed garden and loads of berries and perennials to discover. With generous parking, classic farmhouse style and thoughtful updates. Home was inspected, appraised and ready to close, buyer lost their financing.

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$641/yr (+$53/mo · 44.1%)

ⓘ 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 2/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$9,943
• − Property taxes: −$1,452
• − Insurance: −$888
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$5,164
• Taxable loss: −$2,221
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,342/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: Davison Community Schools
• NCES district ID: 2611430
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $49,102
• Composite: 41.39/100
• National rank: #3479
• State rank: #117 of 540 in MI

Livability — Davison

• Score: 83/100
• State rank: #45
• US rank: #950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 33,757
• Metro: Flint, MI
• Population (ZIP): 33,757
• Household income: $65,079
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1394.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 10% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -226.14%
• Current HPI: 228.684
• 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

12 events — show timeline

• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-11 Relisted — REALCOMP
• 2026-04-11 Relisted — MiRealSource-MiMLS
• 2026-03-23 Pending — REALCOMP
• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-13 Listed $177,500 MiRealSource-MiMLS
• 2026-03-13 Listed $177,500 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $1,452 · +4.8% YoY. Source: county tax records.