5405 River Ridge Dr · Flushing, MI 48433

$249,999

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 5 Days on market

Built 1971 0.50 ac lot Est $203k · 23% over

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Why this score? — see what drove the F 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).

• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in a desirable Flushing neighborhood, this beautifully updated 3-bedroom, 2-bath ranch offers the perfect blend of comfort, style, and peace of mind. Step inside to find updated flooring throughout and a modern kitchen featuring granite countertops. The finished basement with a full bathroom provides additional living space, perfect for a family room or entertaining area. The two-car attached garage with newer epoxy floor and tons of storage makes for the perfect workshop. Outside, you’ll love the large composite deck, fenced yard and newer shed, ideal for relaxing or hosting gatherings. Major updates have already been taken care of, including a new septic system and a Generac whole house generator, giving you added confidence and convenience year-round. This move-in ready home has so much to offer, schedule your showing today before it’s gone!

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-783 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (45.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (52.2% below list).
• Recommended offer: $120k (52.2% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.4% in Flushing — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: 157 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 $2k of loan paydown is wiped out by about $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $119,573 (52.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — 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. 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: 0.48% ✗
• Cap rate: 2.53%
• Cash-on-cash: -13.42%
• DSCR: 0.40
• GRM: 17.4

CMA / ARV

• ARV (on-the-fly): $203,476
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5477 N SEYMOUR Rd	0.11mi	3/1.5	1,152 (+3%)	23mo	$216,500	$188	68
5477 N Seymour Rd	0.11mi	3/1.5	1,152 (+3%)	23mo	$216,500	$188	68
5307 N Seymour Rd	0.25mi	2/1.0 (-1)	1,124 (+0%)	20mo	$205,000	$182	66
6005 N Seymour Rd	0.27mi	3/1.0	1,208 (+8%)	10mo	$213,000	$176	65
9085 Coldwater Rd	0.70mi	2/1.0 (-1)	1,100 (-2%)	2mo	$185,000	$168	58

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: -41.5%
• Equity multiple: -0.29×
• Total profit: $-90,366
• Equity at exit: $37,276

10-year hold

• IRR: -69.2%
• Equity multiple: -1.04×
• Total profit: $-142,836
• Equity at exit: $21,615

Cash invested: $70,000 (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: 157
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-783

Break-even live

Break-even rent $2,187

Max offer price $136,689

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-697	+0% $-783	+5% $-869	+10% $-956
Rent	-10% $-878	-5% $-830	+0% $-783	+5% $-736	+10% $-689
Rate	-1.0pp $-657	-0.5pp $-719	base $-783	+0.5pp $-848	+1.0pp $-914

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-20
   status Pending

   Show marketing remark (880 chars)

   Tucked away in a desirable Flushing neighborhood, this beautifully updated 3-bedroom, 2-bath ranch offers the perfect blend of comfort, style, and peace of mind. Step inside to find updated flooring throughout and a modern kitchen featuring granite countertops. The finished basement with a full bathroom provides additional living space, perfect for a family room or entertaining area. The two-car attached garage with newer epoxy floor and tons of storage makes for the perfect workshop. Outside, you’ll love the large composite deck, fenced yard and newer shed, ideal for relaxing or hosting gatherings. Major updates have already been taken care of, including a new septic system and a Generac whole house generator, giving you added confidence and convenience year-round. This move-in ready home has so much to offer, schedule your showing today before it’s gone!

2. 2026-04-20
   status Pending 880-char remark

   Show marketing remark (880 chars)

   Tucked away in a desirable Flushing neighborhood, this beautifully updated 3-bedroom, 2-bath ranch offers the perfect blend of comfort, style, and peace of mind. Step inside to find updated flooring throughout and a modern kitchen featuring granite countertops. The finished basement with a full bathroom provides additional living space, perfect for a family room or entertaining area. The two-car attached garage with newer epoxy floor and tons of storage makes for the perfect workshop. Outside, you’ll love the large composite deck, fenced yard and newer shed, ideal for relaxing or hosting gatherings. Major updates have already been taken care of, including a new septic system and a Generac whole house generator, giving you added confidence and convenience year-round. This move-in ready home has so much to offer, schedule your showing today before it’s gone!

3. 2026-04-15
   listed $249,999 Active

   Show marketing remark (880 chars)

   Tucked away in a desirable Flushing neighborhood, this beautifully updated 3-bedroom, 2-bath ranch offers the perfect blend of comfort, style, and peace of mind. Step inside to find updated flooring throughout and a modern kitchen featuring granite countertops. The finished basement with a full bathroom provides additional living space, perfect for a family room or entertaining area. The two-car attached garage with newer epoxy floor and tons of storage makes for the perfect workshop. Outside, you’ll love the large composite deck, fenced yard and newer shed, ideal for relaxing or hosting gatherings. Major updates have already been taken care of, including a new septic system and a Generac whole house generator, giving you added confidence and convenience year-round. This move-in ready home has so much to offer, schedule your showing today before it’s gone!

4. 2026-04-15
   listed $249,999 Active 880-char remark

   Show marketing remark (880 chars)

   Tucked away in a desirable Flushing neighborhood, this beautifully updated 3-bedroom, 2-bath ranch offers the perfect blend of comfort, style, and peace of mind. Step inside to find updated flooring throughout and a modern kitchen featuring granite countertops. The finished basement with a full bathroom provides additional living space, perfect for a family room or entertaining area. The two-car attached garage with newer epoxy floor and tons of storage makes for the perfect workshop. Outside, you’ll love the large composite deck, fenced yard and newer shed, ideal for relaxing or hosting gatherings. Major updates have already been taken care of, including a new septic system and a Generac whole house generator, giving you added confidence and convenience year-round. This move-in ready home has so much to offer, schedule your showing today before it’s gone!

5. 2003-01-07
   soldstatus $90,000
6. 2002-12-20
   soldstatus $90,000 103-char remark

   Show marketing remark (103 chars)

   3 Bedroom Ranch, 1 Bath, Full Basement, 2 Car Garage, Shed, Large Lot 90 X 230. Needs Paint And Carpet.

7. 2002-12-20
   soldstatus $90,000

   Show marketing remark (103 chars)

   3 Bedroom Ranch, 1 Bath, Full Basement, 2 Car Garage, Shed, Large Lot 90 X 230. Needs Paint And Carpet.

8. 2002-12-09
   historical
9. 2002-10-28
   listed $119,900 103-char remark

   Show marketing remark (103 chars)

   3 Bedroom Ranch, 1 Bath, Full Basement, 2 Car Garage, Shed, Large Lot 90 X 230. Needs Paint And Carpet.

10. 2002-10-28
    listed $119,900

    Show marketing remark (103 chars)

    3 Bedroom Ranch, 1 Bath, Full Basement, 2 Car Garage, Shed, Large Lot 90 X 230. Needs Paint And Carpet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,349
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$7,273
• Taxable loss: −$14,224
• Est. tax savings @ 24.0%: +$3,414
• After-tax cash flow: $-5,983/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

• 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

+108.5% since first listed

10 events — show timeline

• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-15 Listed $249,999 REALCOMP
• 2026-04-15 Listed $249,999 MiRealSource-MiMLS
• 2003-01-07 Sold (Public Records) $90,000 Public Records
• 2002-12-20 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2002-12-20 Sold (MLS) $90,000 REALCOMP
• 2002-12-09 Listing Removed — MiRealSource-MiMLS
• 2002-10-28 Listed $119,900 MiRealSource-MiMLS
• 2002-10-28 Listed $119,900 REALCOMP

Property tax history

-17.1%/yr

Latest (2025): $187 · -90.7% YoY. Source: county tax records.