1388 Transue Ave · Burton, MI 48509

$149,900

3 bd · 1.5 ba · 1,509 sqft · SingleFamily · 77 Days on market

Built 1956 0.28 ac lot Est $186k · 19% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• 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

Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

Key facts

• New furnace
• Large family room
• Eat-in kitchen

Tags

• CORNER LOT
• WELCOMING LIVING ROOM
• LARGE FAMILY ROOM
• EAT-IN KITCHEN
• NEW FURNACE
• TANKLESS WATER HEATER

Property features AI

Finance

• Other: Residential property in SEELYS SUB 4 subdivision; Irregular lot dimensions (~0.28 acres)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with direct access; Garage door opener; Off-street parking; 1 garage space
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shallow foundation (crawl space); Built as one level
• Exterior features: Deck; Patio; Porch; Shed(s); Corner lot; Paved, public-maintained road

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling units
• Interior features: Crawl space basement; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $1k 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 77 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $150k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $185,607
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6054 Lapeer Rd	0.44mi	3/2.0	1,512 (+0%)	2mo	$162,000	$107	75
1450 Transue Ave	0.11mi	3/1.0	1,344 (-11%)	7mo	$165,000	$123	69
1412 Kettering St	0.20mi	3/2.0	1,720 (+14%)	1mo	$150,000	$87	64
1507 Transue Ave	0.22mi	3/1.5	1,724 (+14%)	4mo	$180,000	$104	63
1398 Transue Ave	0.02mi	4/2.0 (+1)	1,716 (+14%)	8mo	$142,000	$83	62
6304 Lapeer Rd	0.17mi	4/2.0 (+1)	1,696 (+12%)	5mo	$214,900	$127	60
6449 Lapeer Rd	0.39mi	4/2.0 (+1)	1,403 (-7%)	5mo	$135,000	$96	59
6272 Elro St	0.24mi	3/1.5	1,300 (-14%)	8mo	$179,000	$138	59
2048 Hillsdale Dr	0.65mi	3/1.5	1,560 (+3%)	7mo	$219,900	$141	58
7091 Kalkaska Dr	0.71mi	3/1.5	1,376 (-9%)	9mo	$195,000	$142	45
1029 Adams Rd	0.73mi	4/1.0 (+1)	1,400 (-7%)	2mo	$145,000	$104	45
7137 Blankenship Cir	0.66mi	2/1.5 (-1)	1,396 (-8%)	9mo	$235,000	$168	44

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,688
• Equity at exit: $22,351

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,613
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $244

Break-even live

Break-even rent $1,326

Max offer price $149,900

Occupancy floor 80%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 Forest Ave Burton, MI	3.0	1.0	1650	$1,635	$0.99	43d	1	1.16mi

Listing history 36 events

1. 2026-06-18
   days on market $149,900 Active 77 DOM
2. 2026-06-17
   days on market $149,900 Active 76 DOM
3. 2026-06-16
   days on market $149,900 Active 75 DOM
4. 2026-06-15
   days on market $149,900 Active 74 DOM
5. 2026-06-14
   days on market $149,900 Active 72 DOM
6. 2026-06-13
   days on market $149,900 Active 71 DOM
7. 2026-06-10
   days on market $149,900 Active 69 DOM
8. 2026-06-09
   days on market $149,900 Active 68 DOM
9. 2026-06-08
   days on market $149,900 Active 67 DOM
10. 2026-06-07
    days on market $149,900 Active 66 DOM
11. 2026-06-02
    days on market $149,900 Active 61 DOM
12. 2026-06-01
    days on market $149,900 Active 60 DOM
13. 2026-05-31
    days on market $149,900 Active 59 DOM
14. 2026-05-30
    days on market $149,900 Active 58 DOM
15. 2026-05-18
    price $149,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

16. 2026-05-18
    price $149,900

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

17. 2026-05-12
    status Active

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

18. 2026-05-12
    status Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

19. 2026-05-11
    historical Active Under Contract

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

20. 2026-05-11
    historical Accepting Backup Offers 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

21. 2026-05-06
    price $151,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

22. 2026-05-05
    price $151,900
23. 2026-04-02
    listed $159,900 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

24. 2026-04-02
    listed $159,900 Active

    Show marketing remark (702 chars)

    Welcome to this beautiful, 3 bedroom, 2 bath ranch offering over 1,500 square feet of comfortable living space on a corner lot. The home features both a welcoming living room and a large family room, providing plenty of space for relaxing or entertaining. The eat-in kitchen offers a convenient space for everyday meals. Recent updates include a new furnace in 2022, a tankless water heater in 2023, and a new A/C wall unit. A bonus room located between the house and the attached 1 car garage features a hot tub purchased new in 2024 with proper ventilation installed, creating the perfect spot to unwind year-round. Close to parks, shopping, expressways, and restaurants. Schedule your showing today!

25. 2026-03-20
    historical
26. 2026-03-20
    historical
27. 2026-02-17
    price $165,900
28. 2026-02-16
    price $165,900
29. 2025-12-01
    listed $169,900 Active
30. 2025-12-01
    listed $169,900 Active
31. 2025-11-29
    historical
32. 2009-01-15
    soldstatus $19,900
33. 2009-01-15
    soldstatus $19,900
34. 2008-12-31
    historical
35. 2008-12-18
    listed $19,900
36. 2008-12-18
    listed $19,900

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/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 · 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: $19,620
• − Mortgage interest: −$8,397
• − Property taxes: −$2,383
• − Insurance: −$750
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,361
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,792/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

+653.3% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $149,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $149,900 REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-06 Price Changed $151,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $151,900 REALCOMP
• 2026-04-02 Listed $159,900 REALCOMP
• 2026-04-02 Listed $159,900 MiRealSource-MiMLS
• 2026-03-20 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Listing Removed — REALCOMP
• 2026-02-17 Price Changed $165,900 MiRealSource-MiMLS
• 2026-02-16 Price Changed $165,900 REALCOMP
• 2025-12-01 Listed $169,900 MiRealSource-MiMLS
• 2025-12-01 Listed $169,900 REALCOMP
• 2025-11-29 Coming Soon — MiRealSource-MiMLS
• 2009-01-15 Sold (MLS) $19,900 REALCOMP
• 2009-01-15 Sold (MLS) $19,900 MiRealSource-MiMLS
• 2008-12-31 Listing Removed — MiRealSource-MiMLS
• 2008-12-18 Listed $19,900 REALCOMP
• 2008-12-18 Listed $19,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $2,383 · +1.3% YoY. Source: county tax records.