1396 Potter Blvd · Burton, MI 48509

$74,000

2 bd · 1.0 ba · 1,046 sqft · SingleFamily · 11 Days on market

Built 1953 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

Located at 1396 Potter Blvd in Burton, MI, this 1953 single-family home offers a solid foundation with timeless character and opportunity. Featuring 2 comfortable bedrooms, the layout provides a cozy and functional living space ideal for a variety of buyers. The home's classic charm reflects its era while still allowing room for updates and personal touches to make it your own. Please note: This property is subject to short sale approval, presenting a great opportunity for buyers looking for value and potential in today's market.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Cap rate 19.1% 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.
• Bentley Community School District (suburban): math 10% / reading 27% proficiency, ranked #473 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 1 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 $512 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,000

Questions for the listing agent

1. Built in 1953 — 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 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?
4. 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?
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: 2.26% ✓
• Cap rate: 19.07%
• Cash-on-cash: 45.64%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $169,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Martha Ave	0.20mi	3/1.0 (+1)	1,062 (+2%)	4mo	$135,000	$127	80
1501 Merle Ave	0.25mi	2/1.0	1,096 (+5%)	8mo	$165,000	$151	74
1166 Forest Ave	0.49mi	2/1.0	1,109 (+6%)	2mo	$100,000	$90	66
1475 Cutler St	0.17mi	3/1.0 (+1)	912 (-13%)	2mo	$165,000	$181	64
6149 Roberta St	0.53mi	3/1.0 (+1)	1,032 (-1%)	8mo	$175,000	$170	62
6088 Lapeer Rd	0.45mi	3/1.0 (+1)	992 (-5%)	6mo	$161,000	$162	60
2186 S Belsay Rd	0.63mi	2/1.0	1,132 (+8%)	5mo	$140,000	$124	53
6041 Roberta St	0.32mi	3/1.0 (+1)	912 (-13%)	7mo	$155,000	$170	53
1451 Lasalle Ave	0.68mi	3/1.5 (+1)	1,032 (-1%)	9mo	$174,000	$169	51
6141 Sandy Ln N	0.62mi	3/1.0 (+1)	1,152 (+10%)	0mo	$176,000	$153	49
1064 Forest Ave	0.66mi	3/1.0 (+1)	1,172 (+12%)	3mo	$165,000	$141	41
2249 Legacy Dr	0.72mi	3/2.0 (+1)	1,200 (+15%)	1mo	$210,000	$175	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: 42.8%
• Equity multiple: 2.85×
• Total profit: $38,243
• Equity at exit: $11,034

10-year hold

• IRR: 48.9%
• Equity multiple: 5.73×
• Total profit: $98,097
• Equity at exit: $6,398

Cash invested: $20,720 (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 48509

• Active inventory: 83
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $788

Break-even live

Break-even rent $677

Max offer price $74,000

Occupancy floor 48%

Sensitivity live

Price	-10% $830	-5% $809	+0% $788	+5% $767	+10% $746
Rent	-10% $656	-5% $722	+0% $788	+5% $854	+10% $920
Rate	-1.0pp $825	-0.5pp $807	base $788	+0.5pp $769	+1.0pp $749

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Lasalle Ave Burton, MI	3.0	1.5	942	$1,675	$1.78	44d	1	0.65mi

Listing history 4 events

1. 2026-04-26
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Located at 1396 Potter Blvd in Burton, MI, this 1953 single-family home offers a solid foundation with timeless character and opportunity. Featuring 2 comfortable bedrooms, the layout provides a cozy and functional living space ideal for a variety of buyers. The home's classic charm reflects its era while still allowing room for updates and personal touches to make it your own. Please note: This property is subject to short sale approval, presenting a great opportunity for buyers looking for value and potential in today's market.

2. 2026-04-26
   status Pending

   Show marketing remark (535 chars)

   Located at 1396 Potter Blvd in Burton, MI, this 1953 single-family home offers a solid foundation with timeless character and opportunity. Featuring 2 comfortable bedrooms, the layout provides a cozy and functional living space ideal for a variety of buyers. The home's classic charm reflects its era while still allowing room for updates and personal touches to make it your own. Please note: This property is subject to short sale approval, presenting a great opportunity for buyers looking for value and potential in today's market.

3. 2026-04-15
   listed $74,000 Active

   Show marketing remark (535 chars)

   Located at 1396 Potter Blvd in Burton, MI, this 1953 single-family home offers a solid foundation with timeless character and opportunity. Featuring 2 comfortable bedrooms, the layout provides a cozy and functional living space ideal for a variety of buyers. The home's classic charm reflects its era while still allowing room for updates and personal touches to make it your own. Please note: This property is subject to short sale approval, presenting a great opportunity for buyers looking for value and potential in today's market.

4. 2026-04-15
   listed $74,000 Active 535-char remark

   Show marketing remark (535 chars)

   Located at 1396 Potter Blvd in Burton, MI, this 1953 single-family home offers a solid foundation with timeless character and opportunity. Featuring 2 comfortable bedrooms, the layout provides a cozy and functional living space ideal for a variety of buyers. The home's classic charm reflects its era while still allowing room for updates and personal touches to make it your own. Please note: This property is subject to short sale approval, presenting a great opportunity for buyers looking for value and potential in today's market.

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,100
• − Mortgage interest: −$4,145
• − Property taxes: −$1,395
• − Insurance: −$370
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,153
• Taxable income: $8,821
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $7,340/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: Bentley Community School District
• NCES district ID: 2604800
• Math proficiency: 10% ▼ -7.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $48,977
• Composite: 16.51/100
• National rank: #9183
• State rank: #473 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): 9,532

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -148.63%
• Current HPI: 210.1588
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-15 Listed $74,000 REALCOMP
• 2026-04-15 Listed $74,000 MiRealSource-MiMLS

Property tax history

-0.2%/yr

Latest (2025): $1,395 · +3.0% YoY. Source: county tax records.