3193 Myrton St · Burton, MI 48529

$25,000

2 bd · 2.0 ba · 1,160 sqft · SingleFamily · 99 Days on market

Built 1942 10,019 sqft lot $22/sqft · 75% below area ↓ 37% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is being sold as is. Home needs to be gutted and completely remodeled. It is on a large lot and has a ton of potential.

Key facts

• 0.23 acre lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.5% vs local median 3.8% in Burton — 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 61/100 on livability (#555 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Atherton Community Schools (suburban): math 13% / reading 23% proficiency, ranked #481 of 540 in MI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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 $20k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.91% ✓
• Cap rate: 44.52%
• Cash-on-cash: 136.54%
• DSCR: 7.08
• GRM: 1.7

CMA / ARV

• ARV (median comp): $99,323
• List price: $25,000
• Delta: -74.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3208 Ludwig St	0.08mi	3/1.0 (+1)	1,185 (+2%)	5mo	$25,000	$21	79
723 Mckeighan Ave	0.39mi	2/1.0	1,160 (0%)	4mo	$29,900	$26	74
4424 Cheyenne Ave	0.20mi	3/1.0 (+1)	1,212 (+4%)	1mo	$76,000	$63	74
1030 Mckeighan Ave	0.22mi	3/1.5 (+1)	1,049 (-10%)	2mo	$50,000	$48	65
802 McKeighan Ave	0.38mi	3/1.0 (+1)	1,056 (-9%)	3mo	$95,900	$91	56
1005 Macdonald Ave	0.29mi	3/1.0 (+1)	1,321 (+14%)	0mo	$140,000	$106	54
3705 Cherokee Ave	0.51mi	3/1.0 (+1)	1,092 (-6%)	10mo	$72,500	$66	49
3491 Laurel Ave	0.73mi	3/2.0 (+1)	1,200 (+3%)	10mo	$160,000	$133	47
3110 Menominee Ave	0.74mi	3/1.0 (+1)	1,092 (-6%)	2mo	$35,000	$32	45
3336 Leta Ave	0.60mi	3/1.0 (+1)	1,000 (-14%)	0mo	$130,000	$130	40
3210 Cherokee Ave	0.74mi	3/1.0 (+1)	1,092 (-6%)	11mo	$85,000	$78	37
526 Mckeighan Ave	0.61mi	3/1.0 (+1)	1,326 (+14%)	7mo	$70,000	$53	32

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: 7.67×
• Total profit: $46,695
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 16.15×
• Total profit: $106,057
• Equity at exit: $2,162

Cash invested: $7,000 (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 48529

• Home prices YoY: -26.5%
• Active inventory: 53
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $796

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.17mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.22mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.39mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	0.53mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.69mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	0.75mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	0.86mi
3440 Creekside Blvd Burton, MI	3.0	2.0	1512	$1,424	$0.94	14d	1	1.34mi

Listing history 35 events

1. 2026-06-18
   days on market $25,000 Active 99 DOM
2. 2026-06-17
   days on market $25,000 Active 98 DOM
3. 2026-06-16
   days on market $25,000 Active 97 DOM
4. 2026-06-15
   days on market $25,000 Active 96 DOM
5. 2026-06-14
   days on market $25,000 Active 94 DOM
6. 2026-06-13
   days on market $25,000 Active 93 DOM
7. 2026-06-10
   days on market $25,000 Active 91 DOM
8. 2026-06-09
   days on market $25,000 Active 90 DOM
9. 2026-06-08
   days on market $25,000 Active 89 DOM
10. 2026-06-07
    days on market $25,000 Active 88 DOM
11. 2026-06-05
    days on market $25,000 Active 85 DOM
12. 2026-06-02
    days on market $25,000 Active 83 DOM
13. 2026-06-01
    days on market $25,000 Active 82 DOM
14. 2026-05-31
    days on market $25,000 Active 81 DOM
15. 2026-05-30
    days on market $25,000 Active 80 DOM
16. 2026-03-11
    listed $25,000 Active 124-char remark

    Show marketing remark (124 chars)

    Home is being sold as is. Home needs to be gutted and completely remodeled. It is on a large lot and has a ton of potential.

17. 2026-03-11
    listed $25,000 Active 124-char remark

    Show marketing remark (124 chars)

    Home is being sold as is. Home needs to be gutted and completely remodeled. It is on a large lot and has a ton of potential.

18. 2024-12-26
    status Pending
19. 2024-12-26
    status Pending
20. 2024-12-26
    soldstatus $20,000 Closed
21. 2024-12-26
    soldstatus $20,000 Closed
22. 2024-12-19
    listed $20,000 Active
23. 2024-12-19
    listed $20,000 Active
24. 2020-06-08
    soldstatus $17,000 Sold
25. 2020-06-08
    soldstatus $17,000 Closed
26. 2020-05-30
    status Pending
27. 2020-05-30
    status Pending
28. 2020-04-06
    listed $23,500 Active
29. 2020-04-06
    listed $23,500 Active
30. 2020-03-31
    historical
31. 2020-03-31
    historical
32. 2019-09-29
    listed $29,500 Active
33. 2019-09-29
    listed $29,500 Active
34. 1997-11-28
    historical
35. 1997-09-26
    listed $39,900

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,723
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$727
• Taxable income: $9,739
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $7,220/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: Atherton Community Schools
• NCES district ID: 2603540
• Math proficiency: 13% ▼ -2.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $39,416
• Composite: 15.21/100
• National rank: #9341
• State rank: #481 of 540 in MI

Livability — Burton

• Score: 61/100
• State rank: #555
• US rank: #17380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, MI
• City population: 26,014
• Population (ZIP): 8,959

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 (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -82.30%
• Current HPI: 228.5338
• 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

-37.3% since first listed

20 events — show timeline

• 2026-03-11 Listed $25,000 REALCOMP
• 2026-03-11 Listed $25,000 MiRealSource-MiMLS
• 2024-12-26 Pending — MiRealSource-MiMLS
• 2024-12-26 Pending — REALCOMP
• 2024-12-26 Sold (MLS) $20,000 REALCOMP
• 2024-12-26 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2024-12-19 Listed $20,000 REALCOMP
• 2024-12-19 Listed $20,000 MiRealSource-MiMLS
• 2020-06-08 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2020-06-08 Sold (MLS) $17,000 REALCOMP
• 2020-05-30 Pending — REALCOMP
• 2020-05-30 Pending — MiRealSource-MiMLS
• 2020-04-06 Listed $23,500 MiRealSource-MiMLS
• 2020-04-06 Listed $23,500 REALCOMP
• 2020-03-31 Listing Removed — REALCOMP
• 2020-03-31 Listing Removed — MiRealSource-MiMLS
• 2019-09-29 Listed $29,500 REALCOMP
• 2019-09-29 Listed $29,500 MiRealSource-MiMLS
• 1997-11-28 Listing Removed — MiRealSource-MiMLS
• 1997-09-26 Listed $39,900 MiRealSource-MiMLS

Property tax history

+13.1%/yr

Latest (2025): $2,834 · -14.9% YoY. Source: county tax records.