5454 Kellar Ave · Beecher, MI 48505

$85,000

3 bd · 1.0 ba · 984 sqft · SingleFamily · 16 Days on market

Built 1958 0.87 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1-bath brick ranch nestled in Westwood Heights School District! Situated on a spacious . 87-acre lot in Mt. Morris Township, this property offers the perfect blend of comfort and privacy. Enjoy peace of mind with a newer roof (2022), along with brand new kitchen and living room windows (2024) that come with a transferable warranty, adding both value and efficiency. The classic brick exterior adds timeless curb appeal, while the attached 1-car garage provides convenience and extra storage. With plenty of space for outdoor activities and future possibilities, this property could be just what you're looking for. Don’t miss your chance to own this solid, well-located ranch with valuable updates already in place!

Key facts

• Attached garage
• Newer roof
• Spacious lot

Tags

• BRICK RANCH
• NEWER ROOF
• BRAND NEW KITCHEN WINDOWS
• BRAND NEW LIVING ROOM WINDOWS
• ATTACHED GARAGE
• SPACIOUS LOT

Property features AI

Finance

• Other: Residential property in the PAUL TERRACE subdivision near Coldwater / Clio
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 170 x 100; Lot size about 0.87 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#603 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime F, amenities F.
• Westwood Heights Schools (suburban): math 7% / reading 16% proficiency, ranked #704 of 760 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 39% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $62k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 1.27% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $48,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5454 Kellar Ave	0.00mi	3/1.0	984 (0%)	1mo	$79,500	$81	99
2303 W Coldwater Rd	0.26mi	3/1.0	1,008 (+2%)	1mo	$63,000	$63	83
5444 Mendel Berger Dr	0.41mi	3/1.0	1,000 (+2%)	0mo	$42,500	$43	78
2232 Douglas Joel Dr	0.37mi	3/1.0	1,008 (+2%)	7mo	$35,000	$35	73
5516 Mendel Berger Dr	0.42mi	3/1.0	1,035 (+5%)	9mo	$15,250	$15	64
5442 Nasser St	0.48mi	3/1.0	960 (-2%)	13mo	$10,208	$11	62
5339 Nasser St	0.50mi	3/1.0	968 (-2%)	15mo	$131,000	$135	62
3203 Martharose Ct	0.65mi	2/1.0 (-1)	996 (+1%)	6mo	$100,000	$100	57
2162 W Coldwater Rd	0.52mi	3/1.0	888 (-10%)	9mo	$101,000	$114	52
5428 Farmhill Rd	0.65mi	3/1.5	923 (-6%)	9mo	$45,000	$49	50
5395 Stiffler Rd	0.73mi	3/2.0	912 (-7%)	6mo	$10,000	$11	45
5406 Bermuda Ln	0.70mi	3/1.0	864 (-12%)	16mo	$12,200	$14	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.00×
• Total profit: $23,779
• Equity at exit: $36,670

10-year hold

• IRR: 19.5%
• Equity multiple: 3.76×
• Total profit: $65,582
• Equity at exit: $55,336

Cash invested: $23,800 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$446
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $235

Break-even live

Break-even rent $783

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	0.26mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.54mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	43d	1	0.83mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	1.21mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	1.32mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	1.36mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.43mi

Listing history 18 events

1. 2026-04-27
   status Pending

   Show marketing remark (764 chars)

   Welcome home to this charming 3-bedroom, 1-bath brick ranch nestled in Westwood Heights School District! Situated on a spacious . 87-acre lot in Mt. Morris Township, this property offers the perfect blend of comfort and privacy. Enjoy peace of mind with a newer roof (2022), along with brand new kitchen and living room windows (2024) that come with a transferable warranty, adding both value and efficiency. The classic brick exterior adds timeless curb appeal, while the attached 1-car garage provides convenience and extra storage. With plenty of space for outdoor activities and future possibilities, this property could be just what you're looking for. Don’t miss your chance to own this solid, well-located ranch with valuable updates already in place!

2. 2026-04-27
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Welcome home to this charming 3-bedroom, 1-bath brick ranch nestled in Westwood Heights School District! Situated on a spacious . 87-acre lot in Mt. Morris Township, this property offers the perfect blend of comfort and privacy. Enjoy peace of mind with a newer roof (2022), along with brand new kitchen and living room windows (2024) that come with a transferable warranty, adding both value and efficiency. The classic brick exterior adds timeless curb appeal, while the attached 1-car garage provides convenience and extra storage. With plenty of space for outdoor activities and future possibilities, this property could be just what you're looking for. Don’t miss your chance to own this solid, well-located ranch with valuable updates already in place!

3. 2026-04-10
   listed $85,000 Active

   Show marketing remark (764 chars)

   Welcome home to this charming 3-bedroom, 1-bath brick ranch nestled in Westwood Heights School District! Situated on a spacious . 87-acre lot in Mt. Morris Township, this property offers the perfect blend of comfort and privacy. Enjoy peace of mind with a newer roof (2022), along with brand new kitchen and living room windows (2024) that come with a transferable warranty, adding both value and efficiency. The classic brick exterior adds timeless curb appeal, while the attached 1-car garage provides convenience and extra storage. With plenty of space for outdoor activities and future possibilities, this property could be just what you're looking for. Don’t miss your chance to own this solid, well-located ranch with valuable updates already in place!

4. 2026-04-10
   listed $85,000 Active 764-char remark

   Show marketing remark (764 chars)

   Welcome home to this charming 3-bedroom, 1-bath brick ranch nestled in Westwood Heights School District! Situated on a spacious . 87-acre lot in Mt. Morris Township, this property offers the perfect blend of comfort and privacy. Enjoy peace of mind with a newer roof (2022), along with brand new kitchen and living room windows (2024) that come with a transferable warranty, adding both value and efficiency. The classic brick exterior adds timeless curb appeal, while the attached 1-car garage provides convenience and extra storage. With plenty of space for outdoor activities and future possibilities, this property could be just what you're looking for. Don’t miss your chance to own this solid, well-located ranch with valuable updates already in place!

5. 2023-08-01
   soldstatus $62,500
6. 2023-07-26
   soldstatus $62,500 Sold 456-char remark

   Show marketing remark (456 chars)

   This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

7. 2023-07-26
   soldstatus $62,500 Closed

   Show marketing remark (456 chars)

   This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

8. 2023-07-06
   status Pending 456-char remark

   Show marketing remark (456 chars)

   This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

9. 2023-07-06
   status Pending

   Show marketing remark (456 chars)

   This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

10. 2023-06-20
    historical Keep Showing-Contgcy Appl
11. 2023-06-19
    historical Contingent - Continue To Show 456-char remark

    Show marketing remark (456 chars)

    This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

12. 2023-06-03
    listed $65,000 Active 456-char remark

    Show marketing remark (456 chars)

    This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

13. 2023-06-03
    listed $65,000 Active

    Show marketing remark (456 chars)

    This house will make you feel like your in the country. It sits close to the dead end of the street. Quiet, easy living permeates as you drive down the road. This home is ideal if you love privacy, peace and quiet. This all brick home sits on almost an acre of land. The only neighbors behind you are the trees. Your personalized landscaping will make this your own personal oasis. And, to give you more peace of mind, this home comes with a home warranty.

14. 2010-12-06
    historical
15. 2007-07-09
    soldstatus $57,000
16. 2006-08-29
    historical
17. 2006-04-02
    listed $28,900
18. 2006-04-02
    listed $28,900

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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 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 · 14 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: $12,970
• − Mortgage interest: −$4,761
• − Property taxes: −$1,653
• − Insurance: −$425
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,473
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,439/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: Westwood Heights Schools
• NCES district ID: 2635970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 16% ▲ 3.00%
• Median HH income: $33,020
• Composite: 12.82/100
• National rank: #14544
• State rank: #704 of 760 in MI

Livability — Beecher

• Score: 59/100
• State rank: #603
• US rank: #19782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+194.1% since first listed

18 events — show timeline

• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-10 Listed $85,000 REALCOMP
• 2026-04-10 Listed $85,000 MiRealSource-MiMLS
• 2023-08-01 Sold (Public Records) $62,500 Public Records
• 2023-07-26 Sold (MLS) $62,500 MiRealSource-MiMLS
• 2023-07-26 Sold (MLS) $62,500 REALCOMP
• 2023-07-06 Pending — REALCOMP
• 2023-07-06 Pending — MiRealSource-MiMLS
• 2023-06-20 Contingent — MiRealSource-MiMLS
• 2023-06-19 Contingent — REALCOMP
• 2023-06-03 Listed $65,000 MiRealSource-MiMLS
• 2023-06-03 Listed $65,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-07-09 Sold (Public Records) $57,000 Public Records
• 2006-08-29 Listing Removed — MiRealSource-MiMLS
• 2006-04-02 Listed $28,900 MiRealSource-MiMLS
• 2006-04-02 Listed $28,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $1,653 · -1.5% YoY. Source: county tax records.