74485 Burk St · Armada, MI 48005

$210,000

5 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 32 Days on market

Built 1872 0.38 ac lot $108/sqft · 34% below area Est $315k · 33% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

Key facts

• 0.38 acre lot
• Built 1872
• Listed 32 days

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 110 x 147 (0.38 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Total of 7 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (23.0% below list).
• Recommended offer: $162k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.5% in Armada — 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 77/100 on livability (#125 in MI, #3,093 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Armada Area Schools (rural): math 53% / reading 62% proficiency, ranked #48 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Orville C Krause Elementary School (math 62% / reading 69%, grade B+, #129 of 1,397 statewide, top 9%, 752 students, 26% FRL); Armada Middle School (math 51% / reading 59%, grade B-, #76 of 493 statewide, top 16%, 382 students, 28% FRL); Armada High School (math 42% / reading 62%, grade D+, #128 of 713 statewide, top 19%, 585 students, 24% FRL).
• Market conditions: 39 active listings in the ZIP; 1,321 units permitted in Macomb County in 2024 (86 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.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,711 (23.0% 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 32 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $314,833
• List price: $210,000
• Delta: -33.30%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73615 Church St	0.44mi	4/2.5 (-1)	1,850 (-5%)	1mo	$315,000	$170	64
74054 Church St	0.24mi	4/1.5 (-1)	2,211 (+14%)	11mo	$310,000	$140	50
23588 Torrey St	0.39mi	4/2.0 (-1)	1,762 (-10%)	22mo	$325,000	$184	43

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-43,273
• Equity at exit: $31,312

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-49,565
• Equity at exit: $18,157

Cash invested: $58,800 (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 48005

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-145

Break-even live

Break-even rent $1,801

Max offer price $184,343

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-86	+0% $-145	+5% $-205	+10% $-264
Rent	-10% $-273	-5% $-209	+0% $-145	+5% $-81	+10% $-17
Rate	-1.0pp $-39	-0.5pp $-92	base $-145	+0.5pp $-200	+1.0pp $-255

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-31
   statusdays on market $210,000 Pending 32 DOM
2. 2026-05-19
   price $210,000 669-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

3. 2026-05-18
   price $210,000 670-char remark
4. 2026-05-07
   status Active 669-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

5. 2026-05-07
   status Active 670-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

6. 2026-05-02
   status Pending 669-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

7. 2026-05-02
   status Pending 670-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

8. 2026-04-27
   price $250,000 669-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

9. 2026-04-27
   price $250,000 670-char remark

   Show marketing remark (743 chars)

   Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

10. 2026-04-22
    listed $270,000 Active 669-char remark

    Show marketing remark (743 chars)

    Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

11. 2026-04-22
    listed $270,000 Active 670-char remark

    Show marketing remark (743 chars)

    Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

12. 2026-04-20
    historical $270,000 669-char remark

    Show marketing remark (743 chars)

    Motivated seller! Investors and buyers who are looking for a farmhouse in need of some TLC. Home has been priced to sell. Armada farmhouse featuring 5 bedrooms and 2 full baths, conveniently located near schools, shopping, and a well loved park. The main level includes a spacious primary bedroom, a large living room, and first-floor laundry for added convenience. This house displays a generously sized newly remodeled kitchen, perfect for gatherings and everyday living. Newer windows and roof (2021). Enjoy relaxing on the covered front porch. Preapproved and POF buyers only. ALL showings and inspections must be accompanied by licensed Real estate Agent. Home is occupied so please respect your showing times. Surveillance may be in use.

13. 2020-02-27
    soldstatus $145,000
14. 2019-11-03
    historical
15. 2019-11-03
    historical
16. 2019-10-02
    status Active
17. 2019-10-02
    historical
18. 2019-08-20
    price $144,900
19. 2019-07-01
    listed $144,900
20. 2019-07-01
    listed $149,900 Active

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $3,021 · $252/mo
• Expected delta: +$213/yr (+$18/mo · 7.6%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,405
• − Mortgage interest: −$11,763
• − Property taxes: −$2,808
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$6,109
• Taxable loss: −$5,430
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $-440/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: Armada Area Schools
• NCES district ID: 2603240
• Math proficiency: 53% ▲ 3.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $69,135
• Composite: 50.8/100
• National rank: #1805
• State rank: #48 of 540 in MI

Livability — Armada

• Score: 77/100
• State rank: #125
• US rank: #3093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armada, MI
• Population (ZIP): 5,315

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.28%
• Current HPI: 216.1108
• 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

+44.9% since first listed

25 events — show timeline

• 2026-05-30 Pending — MiRealSource-MiMLS
• 2026-05-30 Pending — REALCOMP
• 2026-05-23 Relisted — MiRealSource-MiMLS
• 2026-05-23 Relisted — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-19 Price Changed $210,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $210,000 REALCOMP
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-04-27 Price Changed $250,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $250,000 REALCOMP
• 2026-04-22 Listed $270,000 MiRealSource-MiMLS
• 2026-04-22 Listed $270,000 REALCOMP
• 2026-04-20 Coming Soon $270,000 MiRealSource-MiMLS
• 2020-02-27 Sold (Public Records) $145,000 Public Records
• 2019-11-03 Listing Removed — MiRealSource-MiMLS
• 2019-11-03 Listing Removed — REALCOMP
• 2019-10-02 Relisted — MiRealSource-MiMLS
• 2019-10-02 Listing Removed — MiRealSource-MiMLS
• 2019-08-20 Price Changed $144,900 MiRealSource-MiMLS
• 2019-07-01 Listed $149,900 MiRealSource-MiMLS
• 2019-07-01 Listed $144,900 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $2,808 · +2.9% YoY. Source: county tax records.