1062 Tremont Ave · Beecher, MI 48505

$50,000

4 bd · 1.0 ba · 1,236 sqft · SingleFamily · 74 Days on market

Built 1950 4,792 sqft lot $40/sqft · 61% above area

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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
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

Key facts

• Plumbing
• Kitchen
• Bathroom

Tags

• BRAND NEW ELECTRICAL
• SERVICE PANEL
• PLUMBING
• FURNACE
• KITCHEN
• BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% 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.
• Beecher Community School District (suburban): math 7% / reading 10% proficiency, ranked #722 of 760 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 40% 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 $2k of equity ($346 loan paydown + $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $50k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.74%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $31,064
• List price: $50,000
• Delta: 60.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
758 E Holbrook Ave	0.39mi	3/1.0 (-1)	1,276 (+3%)	14mo	$35,000	$27	60
1034 E Alma Ave	0.57mi	3/1.0 (-1)	1,111 (-10%)	4mo	$42,000	$38	48
946 E Bundy Ave	0.45mi	3/1.0 (-1)	1,063 (-14%)	5mo	$10,300	$10	46
1105 S Cornell Ave	0.44mi	3/1.0 (-1)	1,400 (+13%)	20mo	$37,000	$26	36
302 E Piper Ave	0.66mi	3/1.0 (-1)	1,080 (-13%)	14mo	$15,000	$14	31

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: 48.7%
• Equity multiple: 3.69×
• Total profit: $37,692
• Equity at exit: $21,570

10-year hold

• IRR: 48.7%
• Equity multiple: 7.41×
• Total profit: $89,761
• Equity at exit: $32,550

Cash invested: $14,000 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $510

Break-even live

Break-even rent $461

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $539	-5% $524	+0% $510	+5% $496	+10% $482
Rent	-10% $423	-5% $467	+0% $510	+5% $554	+10% $598
Rate	-1.0pp $535	-0.5pp $523	base $510	+0.5pp $497	+1.0pp $484

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.80mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	22d	1	0.94mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	1.24mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	45d	1	1.24mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	45d	1	1.28mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	22d	1	1.33mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	1.39mi
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	45d	1	1.42mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	14d	1	1.47mi

Listing history 40 events

1. 2026-06-07
   statusdays on market $50,000 Pending 74 DOM
2. 2026-06-03
   days on market $50,000 Active 73 DOM
3. 2026-06-02
   days on market $50,000 Active 72 DOM
4. 2026-06-01
   days on market $50,000 Active 71 DOM
5. 2026-05-31
   days on market $50,000 Active 70 DOM
6. 2026-05-30
   days on market $50,000 Active 69 DOM
7. 2026-05-02
   price $50,000 479-char remark

   Show marketing remark (479 chars)

   Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

8. 2026-05-02
   price $50,000 479-char remark

   Show marketing remark (479 chars)

   Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

9. 2026-04-20
   status Active 479-char remark

   Show marketing remark (479 chars)

   Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

10. 2026-04-20
    status Active 479-char remark

    Show marketing remark (479 chars)

    Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

11. 2026-03-25
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

12. 2026-03-25
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

13. 2026-02-24
    listed $54,000 Active 479-char remark

    Show marketing remark (479 chars)

    Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

14. 2026-02-24
    listed $54,000 Active 479-char remark

    Show marketing remark (479 chars)

    Back on the market due to no fault of the seller. This 4 bedroom cape cod has all brand new electrical, service panel, plumbing, furnace, kitchen and bathroom all done in 2021. Full unfinished basement offering endless possibilities, and completely fenced in back yard. Perfect for anyone that's looking for a nice place to call home. Minutes away from major highways, shopping, restaurants. Furniture can be negotiated with the purchase. Seller may look at land contract offers.

15. 2026-01-24
    historical
16. 2026-01-24
    historical
17. 2025-08-29
    price $54,000
18. 2025-08-28
    price $54,000
19. 2025-07-24
    listed $60,000 Active
20. 2025-07-23
    listed $60,000 Active
21. 2024-01-30
    historical
22. 2024-01-30
    historical
23. 2023-12-07
    price $59,900
24. 2023-12-07
    price $59,900
25. 2023-11-30
    listed $50,000 Active
26. 2023-11-30
    listed $50,000 Active
27. 2023-03-02
    historical
28. 2023-03-02
    historical
29. 2023-01-04
    price $45,000
30. 2023-01-03
    price $45,000
31. 2022-12-15
    listed $50,000 Active
32. 2022-12-15
    listed $50,000 Active
33. 2022-12-14
    historical
34. 2022-12-14
    historical
35. 2021-08-13
    soldstatus $11,000 Sold
36. 2021-08-13
    soldstatus $11,000 Closed
37. 2021-08-03
    status Pending
38. 2021-08-03
    status Pending
39. 2021-07-31
    listed $9,900 Active
40. 2021-07-31
    listed $9,900 Active

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 ≥97°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: $13,278
• − Mortgage interest: −$2,801
• − Property taxes: −$970
• − Insurance: −$250
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,455
• Taxable income: $5,678
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $4,760/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: Beecher Community School District
• NCES district ID: 2604500
• Math proficiency: 7% ▲ 3.00%
• Reading proficiency: 10% ▼ -2.00%
• Median HH income: $27,719
• Composite: 9.96/100
• National rank: #14685
• State rank: #722 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

+405.1% since first listed

34 events — show timeline

• 2026-05-02 Price Changed $50,000 MiRealSource-MiMLS
• 2026-05-02 Price Changed $50,000 REALCOMP
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-04-20 Relisted — REALCOMP
• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-02-24 Listed $54,000 REALCOMP
• 2026-02-24 Listed $54,000 MiRealSource-MiMLS
• 2026-01-24 Listing Removed — REALCOMP
• 2026-01-24 Listing Removed — MiRealSource-MiMLS
• 2025-08-29 Price Changed $54,000 MiRealSource-MiMLS
• 2025-08-28 Price Changed $54,000 REALCOMP
• 2025-07-24 Listed $60,000 REALCOMP
• 2025-07-23 Listed $60,000 MiRealSource-MiMLS
• 2024-01-30 Listing Removed — MiRealSource-MiMLS
• 2024-01-30 Listing Removed — REALCOMP
• 2023-12-07 Price Changed $59,900 MiRealSource-MiMLS
• 2023-12-07 Price Changed $59,900 REALCOMP
• 2023-11-30 Listed $50,000 MiRealSource-MiMLS
• 2023-11-30 Listed $50,000 REALCOMP
• 2023-03-02 Listing Removed — MiRealSource-MiMLS
• 2023-03-02 Listing Removed — REALCOMP
• 2023-01-04 Price Changed $45,000 MiRealSource-MiMLS
• 2023-01-03 Price Changed $45,000 REALCOMP
• 2022-12-15 Listed $50,000 MiRealSource-MiMLS
• 2022-12-15 Listed $50,000 REALCOMP
• 2022-12-14 Coming Soon — MiRealSource-MiMLS
• 2022-12-14 Coming Soon — REALCOMP
• 2021-08-13 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2021-08-13 Sold (MLS) $11,000 REALCOMP
• 2021-08-03 Pending — MiRealSource-MiMLS
• 2021-08-03 Pending — REALCOMP
• 2021-07-31 Listed $9,900 MiRealSource-MiMLS
• 2021-07-31 Listed $9,900 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $970 · +38.9% YoY. Source: county tax records.