9325 Burton Hwy · Bellevue, MI 49021

$189,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 111 Days on market

Built 2015 5.09 ac lot Est $200k · 5% under

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Why this score? — see what drove the F 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).

• ARV discount +9.9/15.0
• Cash flow +8.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

Key facts

• Country setting
• 5 acres
• Above-ground pool

Tags

• 5 ACRES
• FIRST-FLOOR LAUNDRY
• PARTIALLY FINISHED BASEMENT
• ABOVE-GROUND POOL
• COUNTRY SETTING

Property features AI

Exterior

• Parking: Driveway
• Security: Carbon monoxide detectors; Fire alarm; Prewired for security
• Utilities: Septic tank
• Home design: Single-story home (one level); Built in 2015; Irregular lot shape; Road frontage on a county road; Access directions: Please use GPS
• Construction: Vinyl siding; Shingle roof
• Exterior features: Back yard and front yard; Many trees and native plants; Sloped lot with views; Waterfront; Deck and front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 5 bedrooms total; Primary bedroom (11.6 x 12.7); Bedroom 2 (13.0 x 8.5); Bedroom 3 (9.0 x 13.1); Bedroom 4 (12.0 x 10.0); Bedroom 5 (11.6 x 11.8)
• Flooring: Carpet; Concrete; Linoleum; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Eat-in kitchen with laminate counters; Double closets; Water softener; Dehumidifier; Finished full basement with walk-out access, egress windows and bath stubbed; No fireplace
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (38.4% below list).
• Recommended offer: $116k (38.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Bellevue — 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 69/100 on livability (#355 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Bellevue Community Schools (rural): math 14% / reading 30% proficiency, ranked #445 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bellevue Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 317 students, 67% FRL); Bellevue Jrsr High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 273 students, 57% FRL).
• Market conditions: 56 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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.

Recommended offer $116,358 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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: 0.62% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $199,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9717 Burton Hwy	0.43mi	2/1.0 (-1)	1,040 (0%)	16mo	$199,000	$191	58
9321 S Ionia Rd	0.49mi	3/1.0	1,138 (+9%)	3mo	$218,000	$192	54

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-42,572
• Equity at exit: $28,181

10-year hold

• IRR: -18.5%
• Equity multiple: 0.00×
• Total profit: $-52,746
• Equity at exit: $16,341

Cash invested: $52,920 (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 49021

• Home prices YoY: -10.1%
• Active inventory: 56
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-186

Break-even live

Break-even rent $1,399

Max offer price $156,161

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-132	+0% $-186	+5% $-239	+10% $-293
Rent	-10% $-278	-5% $-232	+0% $-186	+5% $-140	+10% $-94
Rate	-1.0pp $-91	-0.5pp $-138	base $-186	+0.5pp $-235	+1.0pp $-285

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-22
   status Pending 688-char remark

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

2. 2026-05-22
   status Pending

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

3. 2026-04-30
   historical Active Under Contract 688-char remark

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

4. 2026-04-30
   historical Active Under Contract

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

5. 2026-04-27
   status Active 688-char remark

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

6. 2026-04-27
   status Active

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

7. 2026-04-17
   status Pending 688-char remark

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

8. 2026-04-17
   status Pending

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

9. 2026-02-12
   historical Active Under Contract 688-char remark

   Show marketing remark (688 chars)

   Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

10. 2026-02-12
    historical Active Under Contract

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

11. 2026-02-10
    status Active 688-char remark

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

12. 2026-02-10
    status Active

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

13. 2026-01-30
    historical Active Under Contract 688-char remark

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

14. 2026-01-30
    historical Active Under Contract

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

15. 2026-01-20
    listed $189,000 Active 688-char remark

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

16. 2026-01-20
    listed $189,000 Active

    Show marketing remark (688 chars)

    Set on 5 acres, this versatile property offers space, privacy, and room to grow. The home features 5 bedrooms and 2 full baths, including a primary suite with a large closet and attached bath with a walk-in shower. Enjoy the convenience of first-floor laundry and flexible living space throughout. The partially finished basement adds even more functionality with two additional bedrooms, perfect for guests, a home office, or hobby space. Outside, the above-ground pool provides a great spot to relax and entertain during warmer months, all while enjoying the peace and privacy of a country setting. A great opportunity for those seeking acreage, space, and comfort just outside of town.

17. 2014-09-11
    historical
18. 1997-10-08
    historical
19. 1997-06-06
    soldstatus $6,433,981
20. 1996-10-08
    listed $96,900
21. 1996-10-08
    listed $96,900

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$1,244/yr (+$104/mo · 294.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,963
• − Mortgage interest: −$10,587
• − Property taxes: −$423
• − Insurance: −$945
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$5,498
• Taxable loss: −$5,724
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $-857/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: Bellevue Community Schools
• NCES district ID: 2604650
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $50,826
• Composite: 19.59/100
• National rank: #8757
• State rank: #445 of 540 in MI

Livability — Bellevue

• Score: 69/100
• State rank: #355
• US rank: #9043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,467

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 4% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.20%
• Current HPI: 267.6519
• 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

+95.0% since first listed

21 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — Greater Lansing AoR
• 2026-04-30 Contingent — REALCOMP
• 2026-04-30 Contingent — Greater Lansing AoR
• 2026-04-27 Relisted — REALCOMP
• 2026-04-27 Relisted — Greater Lansing AoR
• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Pending — Greater Lansing AoR
• 2026-02-12 Contingent — REALCOMP
• 2026-02-12 Contingent — Greater Lansing AoR
• 2026-02-10 Relisted — REALCOMP
• 2026-02-10 Relisted — Greater Lansing AoR
• 2026-01-30 Contingent — REALCOMP
• 2026-01-30 Contingent — Greater Lansing AoR
• 2026-01-20 Listed $189,000 Greater Lansing AoR
• 2026-01-20 Listed $189,000 REALCOMP
• 2014-09-11 Listing Removed — SW Michigan MLS
• 1997-10-08 Listing Removed — REALCOMP
• 1997-06-06 Sold (Public Records) $6,433,981 Public Records
• 1996-10-08 Listed $96,900 REALCOMP
• 1996-10-08 Listed $96,900 SW Michigan MLS

Property tax history

-9.4%/yr

Latest (2025): $423 · -63.6% YoY. Source: county tax records.