2176 Lauderdale St · Swartz Creek, MI 48532

$120,000

2 bd · 1.0 ba · 904 sqft · SingleFamily · 26 Days on market

Built 1940 7,405 sqft lot Est $115k · at est.

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• ARV discount +5.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 26 days

Tags

• 20X40 INSULATED POLE BARN
• DIRECT ACCESS TO THE PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.9% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carmanainsworth Middle School (math 8% / reading 25%, grade F, #444 of 493 statewide, top 90%, 690 students, 91% FRL) — zoned schools average 91% FRL vs 64% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 2 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 $830 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y 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; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 D-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. 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $114,808
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2176 Lauderdale St	0.00mi	2/1.0	904 (0%)	1mo	$115,000	$127	99
5290 Brobeck St	0.19mi	3/1.0 (+1)	900 (-0%)	3mo	$101,500	$113	83
5237 Dania St	0.10mi	3/1.0 (+1)	912 (+1%)	15mo	$116,000	$127	77
5200 Dania St	0.08mi	2/2.0	952 (+5%)	19mo	$120,000	$126	68
5390 Brobeck St	0.38mi	3/1.0 (+1)	904 (0%)	14mo	$159,000	$176	66
5425 Westchester Dr	0.44mi	3/2.0 (+1)	948 (+5%)	2mo	$187,000	$197	61
5073 W Court St	0.68mi	3/1.0 (+1)	880 (-3%)	23mo	$75,000	$85	40
1417 Grassmere Ave	0.72mi	3/1.0 (+1)	800 (-12%)	4mo	$130,000	$163	39
2357 Hialeah Dr	0.68mi	3/1.0 (+1)	1,032 (+14%)	22mo	$129,900	$126	22

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-5,890
• Equity at exit: $17,892

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $12,380
• Equity at exit: $10,375

Cash invested: $33,600 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,794/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $213

Break-even live

Break-even rent $1,049

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $280	-5% $246	+0% $213	+5% $179	+10% $145
Rent	-10% $108	-5% $160	+0% $213	+5% $265	+10% $317
Rate	-1.0pp $273	-0.5pp $243	base $213	+0.5pp $181	+1.0pp $150

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5476 Westchester Dr Flint, MI	3.0	1.0	1002	$1,565	$1.56	15d	1	0.52mi
1415 S Linden Rd Flint, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	0.68mi

Listing history 41 events

1. 2026-04-06
   status Pending 530-char remark

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

2. 2026-04-06
   status Pending

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

3. 2026-03-31
   historical Accepting Backup Offers 530-char remark

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

4. 2026-03-31
   historical Active Under Contract

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

5. 2026-03-10
   listed $120,000 Active

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

6. 2026-03-10
   listed $120,000 Active 530-char remark

   Show marketing remark (530 chars)

   2bedroom, 1bath home in Flint with an incredible bonus: a 20x40 insulated pole barn with electricity - perfect for anyone who loves to tinker, store toys, or run a hobby workshop. This cozy home makes a great starter or downsizing option. Potential for an additional . 32 acre lot off Elko St, offering direct access to the property and the potential for another access point to the pole barn. Whether you're looking for your first home or a place where you can work on projects out back, this property is packed with opportunity.

7. 2021-06-24
   soldstatus $89,900
8. 2021-06-03
   soldstatus $89,900 Sold 437-char remark

   Show marketing remark (437 chars)

   WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

9. 2021-06-03
   soldstatus $89,900 Closed

   Show marketing remark (437 chars)

   WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

10. 2021-04-27
    status Pending

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

11. 2021-04-27
    status Pending 437-char remark

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

12. 2021-04-22
    price $89,900

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

13. 2021-04-22
    price $89,900 437-char remark

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

14. 2021-04-14
    listed $100,000 Active 437-char remark

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

15. 2021-04-14
    listed $100,000 Active

    Show marketing remark (437 chars)

    WOW! don't miss out on this fantastic home in the Dye/Lennon Road area. This wonderful 2 bedroom home has been all remodeled and is ready for you. Your new home has a brand new kitchen and countertops, A new bathroom, flooring, paint, and a high-efficiency furnace too. This property is hooked up on a private well with a public sewer. Just minutes from everything - this home is all about location. Call today for a private appointment.

16. 2010-12-06
    historical
17. 2008-07-16
    soldstatus $6,500
18. 2008-05-31
    soldstatus $6,500
19. 2008-05-31
    soldstatus $6,500
20. 2008-04-20
    historical
21. 2008-03-11
    listed $9,900
22. 2008-01-28
    listed $9,900
23. 2008-01-28
    listed $9,900
24. 2004-11-17
    soldstatus $49,320
25. 2003-09-04
    historical
26. 2002-12-06
    listed $52,900
27. 2002-12-06
    listed $52,900
28. 1998-01-09
    soldstatus $29,500
29. 1998-01-09
    soldstatus $29,500
30. 1997-11-18
    historical
31. 1997-11-07
    listed $29,500
32. 1997-11-07
    listed $29,500
33. 1997-09-10
    historical
34. 1997-09-10
    historical
35. 1997-03-13
    listed $43,900
36. 1997-03-11
    listed $43,900
37. 1995-10-13
    soldstatus $39,000
38. 1995-10-13
    soldstatus $39,000
39. 1995-08-04
    historical
40. 1995-01-30
    listed $37,800
41. 1995-01-30
    listed $37,800

ⓘ 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: $1,794 · $150/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$27/yr (+$2/mo · 1.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,817
• − Mortgage interest: −$6,722
• − Property taxes: −$1,794
• − Insurance: −$600
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,491
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,387/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,339
• Population (ZIP): 19,750

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+217.5% since first listed

41 events — show timeline

• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-04-06 Pending — REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-31 Contingent — REALCOMP
• 2026-03-10 Listed $120,000 REALCOMP
• 2026-03-10 Listed $120,000 MiRealSource-MiMLS
• 2021-06-24 Sold (Public Records) $89,900 Public Records
• 2021-06-03 Sold (MLS) $89,900 MiRealSource-MiMLS
• 2021-06-03 Sold (MLS) $89,900 REALCOMP
• 2021-04-27 Pending — MiRealSource-MiMLS
• 2021-04-27 Pending — REALCOMP
• 2021-04-22 Price Changed $89,900 MiRealSource-MiMLS
• 2021-04-22 Price Changed $89,900 REALCOMP
• 2021-04-14 Listed $100,000 MiRealSource-MiMLS
• 2021-04-14 Listed $100,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2008-07-16 Sold (MLS) $6,500 REALCOMP
• 2008-05-31 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2008-05-31 Sold (MLS) $6,500 REALCOMP
• 2008-04-20 Listing Removed — MiRealSource-MiMLS
• 2008-03-11 Listed $9,900 REALCOMP
• 2008-01-28 Listed $9,900 MiRealSource-MiMLS
• 2008-01-28 Listed $9,900 REALCOMP
• 2004-11-17 Sold (Public Records) $49,320 Public Records
• 2003-09-04 Listing Removed — MiRealSource-MiMLS
• 2002-12-06 Listed $52,900 MiRealSource-MiMLS
• 2002-12-06 Listed $52,900 REALCOMP
• 1998-01-09 Sold (MLS) $29,500 MiRealSource-MiMLS
• 1998-01-09 Sold (MLS) $29,500 REALCOMP
• 1997-11-18 Listing Removed — MiRealSource-MiMLS
• 1997-11-07 Listed $29,500 MiRealSource-MiMLS
• 1997-11-07 Listed $29,500 REALCOMP
• 1997-09-10 Listing Removed — MiRealSource-MiMLS
• 1997-09-10 Listing Removed — REALCOMP
• 1997-03-13 Listed $43,900 MiRealSource-MiMLS
• 1997-03-11 Listed $43,900 REALCOMP
• 1995-10-13 Sold (MLS) $39,000 MiRealSource-MiMLS
• 1995-10-13 Sold (MLS) $39,000 REALCOMP
• 1995-08-04 Listing Removed — MiRealSource-MiMLS
• 1995-01-30 Listed $37,800 MiRealSource-MiMLS
• 1995-01-30 Listed $37,800 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $1,794 · +3.1% YoY. Source: county tax records.