2044 W Princeton · Beecher, MI 48505

$35,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 37 Days on market

Built 1955 8,276 sqft lot Est $40k · 14% under

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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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great 3 bedroom investment property priced just right, located on a quiet street on a nice sized lot. Home is in the beginning stages of a few upgrades to the kitchen and bathroom just needs a vision and to be completed. Will consider all offers.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% 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: 99 active listings in the ZIP; 10 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 37% 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 $1k of equity ($242 loan paydown + $936 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.94% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.78%
• DSCR: 3.66
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $40,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5395 Stiffler Rd	0.04mi	3/2.0	912 (+1%)	6mo	$10,000	$11	87
1498 W Genesee Ave	0.25mi	3/1.0	864 (-4%)	7mo	$77,900	$90	76
6069 Natchez Dr	0.60mi	3/1.0	900 (0%)	2mo	$65,000	$72	70
5444 Mendel Berger Dr	0.32mi	3/1.0	1,000 (+11%)	0mo	$42,500	$43	66
1395 W Yale Ave	0.36mi	3/1.0	1,002 (+11%)	3mo	$8,800	$9	62
6137 Natchez Dr	0.71mi	3/1.0	864 (-4%)	2mo	$65,000	$75	59
1297 W Kurtz Ave	0.58mi	3/1.0	852 (-5%)	6mo	$38,000	$45	59
2232 Douglas Joel Dr	0.41mi	3/1.0	1,008 (+12%)	7mo	$35,000	$35	55
2303 W Coldwater Rd	0.54mi	3/1.0	1,008 (+12%)	1mo	$63,000	$63	54
5454 Kellar Ave	0.72mi	3/1.0	984 (+9%)	1mo	$79,500	$81	50
5516 Mendel Berger Dr	0.39mi	3/1.0	1,035 (+15%)	9mo	$15,250	$15	50
1434 Knickerbocker Ave	0.63mi	2/1.0 (-1)	800 (-11%)	0mo	$34,000	$43	47

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: 64.4%
• Equity multiple: 4.55×
• Total profit: $34,776
• Equity at exit: $15,099

10-year hold

• IRR: 64.2%
• Equity multiple: 9.27×
• Total profit: $81,077
• Equity at exit: $22,785

Cash invested: $9,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$184
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $488

Break-even live

Break-even rent $412

Max offer price $35,000

Occupancy floor 48%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.46mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	0.66mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	43d	1	0.68mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	0.79mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.85mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.92mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	1.11mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	43d	1	1.12mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	13d	1	1.41mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.46mi

Listing history 5 events

1. 2024-12-17
   status Pending
2. 2023-01-05
   status Pending

   Show marketing remark (246 chars)

   Great 3 bedroom investment property priced just right, located on a quiet street on a nice sized lot. Home is in the beginning stages of a few upgrades to the kitchen and bathroom just needs a vision and to be completed. Will consider all offers.

3. 2023-01-05
   status Pending 246-char remark

   Show marketing remark (246 chars)

   Great 3 bedroom investment property priced just right, located on a quiet street on a nice sized lot. Home is in the beginning stages of a few upgrades to the kitchen and bathroom just needs a vision and to be completed. Will consider all offers.

4. 2022-11-29
   listed $35,000 Active

   Show marketing remark (246 chars)

   Great 3 bedroom investment property priced just right, located on a quiet street on a nice sized lot. Home is in the beginning stages of a few upgrades to the kitchen and bathroom just needs a vision and to be completed. Will consider all offers.

5. 2022-11-29
   listed $35,000 Active 246-char remark

   Show marketing remark (246 chars)

   Great 3 bedroom investment property priced just right, located on a quiet street on a nice sized lot. Home is in the beginning stages of a few upgrades to the kitchen and bathroom just needs a vision and to be completed. Will consider all offers.

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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: $12,363
• − Mortgage interest: −$1,961
• − Property taxes: −$1,531
• − Insurance: −$175
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,018
• Taxable income: $5,700
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $4,490/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

+0.0% since first listed

5 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2023-01-05 Pending — REALCOMP
• 2023-01-05 Pending — MiRealSource-MiMLS
• 2022-11-29 Listed $35,000 MiRealSource-MiMLS
• 2022-11-29 Listed $35,000 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $1,531 · +2.4% YoY. Source: county tax records.