4067 Jefferson St · Burton, MI 48509

$105,000

4 bd · 2.0 ba · 1,756 sqft · SingleFamily · 74 Days on market

Built 1953 0.46 ac lot $60/sqft · 30% below area Est $150k · 30% under ↓ 12% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Atherton Community Schools (suburban): math 13% / reading 23% proficiency, ranked #481 of 540 in MI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (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 1953 — 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: 1.56% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (median comp): $149,629
• List price: $105,000
• Delta: -29.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 Arapaho Dr	0.50mi	4/1.5	1,656 (-6%)	5mo	$215,000	$130	61
1220 Somerset Ln	0.61mi	4/2.0	1,864 (+6%)	20mo	$135,000	$72	45
1121 Barrington Dr	0.67mi	4/2.5	1,969 (+12%)	12mo	$169,000	$86	37

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $21,728
• Equity at exit: $15,656

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $68,805
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $608

Break-even live

Break-even rent $865

Max offer price $105,000

Occupancy floor 58%

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: $26,250
• Closing costs: $3,150
• 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	1.49mi

Listing history 24 events

1. 2026-06-16
   status $105,000 Pending 74 DOM
2. 2026-06-16
   days on market $105,000 Active 74 DOM
3. 2026-06-15
   days on market $105,000 Active 73 DOM
4. 2026-06-14
   days on market $105,000 Active 71 DOM
5. 2026-06-13
   remarks 678-char remark
6. 2026-06-13
   status $105,000 Active 70 DOM
7. 2026-05-19
   status Pending 666-char remark

   Show marketing remark (668 chars)

   Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

8. 2026-05-19
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

9. 2026-05-08
   price $105,000 666-char remark

   Show marketing remark (668 chars)

   Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

10. 2026-05-08
    price $105,000 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

11. 2026-04-27
    price $110,000 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

12. 2026-04-27
    price $110,000 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

13. 2026-04-18
    price $110,500 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

14. 2026-04-18
    price $110,500 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

15. 2026-04-10
    status Active 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

16. 2026-04-10
    status Active 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

17. 2026-03-12
    status Pending 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

18. 2026-03-12
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

19. 2026-02-27
    price $110,000 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

20. 2026-02-27
    price $110,000 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

21. 2026-02-09
    listed $120,000 Active 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

22. 2026-02-09
    listed $120,000 Active 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

23. 2026-02-08
    historical $120,000 666-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

24. 2026-02-08
    price $120,000 668-char remark

    Show marketing remark (668 chars)

    Price and location make this charming home a fantastic opportunity! Combining residential comfort with immediate proximity to key business districts and local amenities. This 4 bedroom, 2 bath home offers a blank canvas to add your personal style. Featuring a spacious backyard and located just 1/2 mile from I-69 to fast track your commute. This property is ready for a buyer with a vision. Being sold "as-is". " See photos for 15 extra unopened boxes of pergo flooring to finish second story, $3,000 worth of oak stair components (stair treads, spindles, and handrail/hardware). Some photos have been virtually staged to help buyers visualize space.

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$275/yr (+$23/mo · 25.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: −$5,882
• − Property taxes: −$1,067
• − Insurance: −$525
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,055
• Taxable income: $5,952
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,871/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: Atherton Community Schools
• NCES district ID: 2603540
• Math proficiency: 13% ▼ -2.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $39,416
• Composite: 15.21/100
• National rank: #9341
• State rank: #481 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

-12.5% since first listed

18 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-08 Price Changed $105,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $105,000 REALCOMP
• 2026-04-27 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $110,000 REALCOMP
• 2026-04-18 Price Changed $110,500 MiRealSource-MiMLS
• 2026-04-18 Price Changed $110,500 REALCOMP
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — REALCOMP
• 2026-02-27 Price Changed $110,000 MiRealSource-MiMLS
• 2026-02-27 Price Changed $110,000 REALCOMP
• 2026-02-09 Listed $120,000 MiRealSource-MiMLS
• 2026-02-09 Listed $120,000 REALCOMP
• 2026-02-08 Coming Soon $120,000 MiRealSource-MiMLS
• 2026-02-08 Price Changed $120,000 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,067 · +3.0% YoY. Source: county tax records.