2008 Daron Pl · Beecher, MI 48505

$10,000

3 bd · 1.0 ba · 950 sqft · SingleFamily · 11 Days on market

Built 1966 7,841 sqft lot ↓ 24% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).

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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 38% 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 $336 of equity ($69 loan paydown + $267 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $10,000

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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 10.50% ✓
• Cap rate: 97.50%
• Cash-on-cash: 325.73%
• DSCR: 15.49
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $42,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5395 Stiffler Rd	0.20mi	3/2.0	912 (-4%)	6mo	$10,000	$11	75
5444 Mendel Berger Dr	0.39mi	3/1.0	1,000 (+5%)	0mo	$42,500	$43	73
6069 Natchez Dr	0.39mi	3/1.0	900 (-5%)	2mo	$65,000	$72	72
1395 W Yale Ave	0.41mi	3/1.0	1,002 (+6%)	3mo	$8,800	$9	70
2162 W Coldwater Rd	0.31mi	3/1.0	888 (-6%)	9mo	$101,000	$114	68
2232 Douglas Joel Dr	0.42mi	3/1.0	1,008 (+6%)	7mo	$35,000	$35	64
2303 W Coldwater Rd	0.55mi	3/1.0	1,008 (+6%)	1mo	$63,000	$63	63
6137 Natchez Dr	0.48mi	3/1.0	864 (-9%)	2mo	$65,000	$75	61
5516 Mendel Berger Dr	0.37mi	3/1.0	1,035 (+9%)	9mo	$15,250	$15	60
1498 W Genesee Ave	0.43mi	3/1.0	864 (-9%)	7mo	$77,900	$90	59
1297 W Kurtz Ave	0.46mi	3/1.0	852 (-10%)	6mo	$38,000	$45	57
6242 Palmetto Dr	0.72mi	3/1.0	1,056 (+11%)	1mo	$8,000	$8	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: —
• Equity multiple: 18.66×
• Total profit: $49,456
• Equity at exit: $4,314

10-year hold

• IRR: —
• Equity multiple: 39.73×
• Total profit: $108,458
• Equity at exit: $6,510

Cash invested: $2,800 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $760

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 23%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.40mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	0.43mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	43d	1	0.52mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.62mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	43d	1	0.93mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	0.95mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	1.10mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	13d	1	1.19mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	1.22mi

Listing history 18 events

1. 2026-04-16
   status Pending

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

2. 2026-04-16
   status Pending 239-char remark

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

3. 2026-04-11
   historical Active Under Contract

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

4. 2026-04-11
   historical Accepting Backup Offers 239-char remark

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

5. 2026-04-07
   status Active

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

6. 2026-04-07
   status Active 239-char remark

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

7. 2026-03-28
   status Pending

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

8. 2026-03-28
   status Pending 239-char remark

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

9. 2026-03-26
   listed $10,000 Active

   Show marketing remark (239 chars)

   Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

10. 2026-03-26
    listed $10,000 Active 239-char remark

    Show marketing remark (239 chars)

    Make an offer! Seller said move this house. Needs work including electrical, plumbing, all new kitchen and bath and some windows and your usual paint and some flooring-possibly roof. Basement wall needs addressed-crack. Are of nice homes.

11. 2016-12-30
    soldstatus $11,924 Sold 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

12. 2016-12-30
    soldstatus $11,924 Closed

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

13. 2016-12-14
    status Pending

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

14. 2016-12-14
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

15. 2016-12-06
    price $10,700

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

16. 2016-12-06
    price $10,700 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

17. 2016-11-17
    listed $13,200 Active

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

18. 2016-11-17
    listed $13,200 Active 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007091504493

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,595
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$291
• Taxable income: $9,528
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $6,834/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
• City population: 93,814
• 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

-24.2% since first listed

18 events — show timeline

• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-11 Contingent — REALCOMP
• 2026-04-11 Contingent — MiRealSource-MiMLS
• 2026-04-07 Relisted — REALCOMP
• 2026-04-07 Relisted — MiRealSource-MiMLS
• 2026-03-28 Pending — REALCOMP
• 2026-03-28 Pending — MiRealSource-MiMLS
• 2026-03-26 Listed $10,000 MiRealSource-MiMLS
• 2026-03-26 Listed $10,000 REALCOMP
• 2016-12-30 Sold (MLS) $11,924 MiRealSource-MiMLS
• 2016-12-30 Sold (MLS) $11,924 REALCOMP
• 2016-12-14 Pending — MiRealSource-MiMLS
• 2016-12-14 Pending — REALCOMP
• 2016-12-06 Price Changed $10,700 MiRealSource-MiMLS
• 2016-12-06 Price Changed $10,700 REALCOMP
• 2016-11-17 Listed $13,200 MiRealSource-MiMLS
• 2016-11-17 Listed $13,200 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,140 · +2.3% YoY. Source: county tax records.