604 Somerset Dr · Flushing, MI 48433

$194,900

3 bd · 1.5 ba · 1,668 sqft · SingleFamily · 1 Days on market

Built 1966 0.25 ac lot Est $219k · 11% 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 +25.0/30.0
• ARV discount +12.4/15.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained ranch in the highly sought-after Flushing School District! This charming 3-bedroom, 1.5 bath home has been lovingly cared for and offers ample space with a cozy living room, dining room, kitchen with appliances included and a partially finished full basement with recreation room, a 1/2 bath and tons of storage space. The 1 car garage also provides extra storage space with direct access into the kitchen. Outside, you'll fall in love with the fenced in, large, beautifully landscaped yard-perfect for entertaining, relaxing, or enjoying family gatherings. Last but not least, the best part of the outdoor space is the awesome covered patio, with room for several people to e

Key facts

• 0.25 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Attached garage with direct access (1 garage parking space)
• Utilities: Natural gas heat fuel; Public water; Public sanitary sewer
• Home design: Residential single-story; Built in 1966; Below-grade finished space available
• Construction: Basement foundation
• Exterior features: Vinyl siding; Frontage on a road; Located within city limits; Large lot (approximately 75 ft frontage)

Interior

• Bedrooms: Three bedrooms on the main level (approx. 11 x 10; 10 x 10; 9-wide)
• Bathrooms: One full bathroom and one lavatory (two total)
• Heating & cooling: Forced air heating; Central A/C
• Interior features: 6 total rooms; Basement present (partially finished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.9% vs local median 3.4% in Flushing — 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 76/100 on livability (#140 in MI, #3,431 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Flushing Community Schools (suburban): math 25% / reading 41% proficiency, ranked #295 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 157 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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $194,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $218,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Spring Ln	0.09mi	4/1.5 (+1)	1,688 (+1%)	15mo	$219,900	$130	77
527 Spring Ln	0.11mi	3/1.5	1,444 (-13%)	0mo	$230,000	$159	72
538 Autumn Dr	0.08mi	3/1.5	1,440 (-14%)	6mo	$235,000	$163	68
112 S Mckinley Rd	0.56mi	3/2.0	1,645 (-1%)	12mo	$110,000	$67	59
220 Oak St	0.50mi	3/1.0	1,600 (-4%)	16mo	$170,000	$106	54
505 Mark Dr	0.30mi	4/1.5 (+1)	1,526 (-8%)	16mo	$200,000	$131	53
214 Terrace St	0.47mi	4/2.0 (+1)	1,600 (-4%)	13mo	$223,000	$139	53
218 N Maple St	0.74mi	3/1.0	1,732 (+4%)	12mo	$230,000	$133	48
124 S Beech St St	0.54mi	3/2.5	1,500 (-10%)	19mo	$169,900	$113	38
320 E Main St	0.59mi	4/1.0 (+1)	1,872 (+12%)	11mo	$212,000	$113	36
415 Mill St	0.56mi	3/1.0	1,896 (+14%)	19mo	$115,500	$61	34
406 Windmill Pt	0.67mi	4/2.0 (+1)	1,884 (+13%)	10mo	$258,000	$137	32

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,464
• Equity at exit: $29,060

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $31,065
• Equity at exit: $16,851

Cash invested: $54,572 (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 48433

• Active inventory: 157
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $426

Break-even live

Break-even rent $1,661

Max offer price $194,900

Occupancy floor 76%

Sensitivity live

Price	-10% $536	-5% $481	+0% $426	+5% $370	+10% $315
Rent	-10% $252	-5% $339	+0% $426	+5% $512	+10% $599
Rate	-1.0pp $524	-0.5pp $475	base $426	+0.5pp $375	+1.0pp $324

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Carpenter Rd Flushing, MI	3.0	2.0	2244	$2,200	$0.98	22d	1	1.41mi

Listing history 6 events

1. 2026-06-03
   status $194,900 Pending 1 DOM
2. 2026-06-02
   remarks 699-char remark
3. 2026-06-02
   statusdays on marketlisting id $194,900 Active 1 DOM
4. 2026-06-01
   days on market $194,900 Coming Soon 3 DOM
5. 2026-05-31
   days on market $194,900 Coming Soon 2 DOM
6. 2026-05-29
   historical $194,900

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$246/yr (+$20/mo · 9.8%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,917
• − Property taxes: −$2,509
• − Insurance: −$974
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,670
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $4,602/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: Flushing Community Schools
• NCES district ID: 2614550
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $58,883
• Composite: 29.48/100
• National rank: #6506
• State rank: #295 of 540 in MI

Livability — Flushing

• Score: 76/100
• State rank: #140
• US rank: #3431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flushing, MI
• Population (ZIP): 25,756

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -214.10%
• Current HPI: 175.93
• 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

1 event — show timeline

• 2026-05-29 Coming Soon $194,900 MiRealSource-MiMLS

Property tax history

+3.2%/yr

Latest (2025): $2,509 · +3.1% YoY. Source: county tax records.