6242 Palmetto Dr · Beecher, MI 48458

$8,500

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 101 Days on market

Built 1962 7,405 sqft lot ↓ 29% 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
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

Key facts

• 7,405 sq ft lot
• Built 1962
• Listed 101 days

🏷️ Possibly a rental listed for sale. The $8,500 price doesn't fit this home's estimated sale value (~$85,536) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $8k (9.0% 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: 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $59 of loan paydown is wiped out by about $255 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $7,735 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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. 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: 13.04% ✓
• Cap rate: 121.59%
• Cash-on-cash: 411.78%
• DSCR: 19.32
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $85,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6242 Palmetto Dr	0.00mi	3/1.0	1,056 (0%)	1mo	$8,000	$8	99
6229 Detroit St	0.09mi	3/1.0	1,080 (+2%)	12mo	$87,000	$81	82
1393 W Stanley Rd	0.55mi	3/1.0	1,080 (+2%)	5mo	$148,900	$138	66
1199 Peachtree Dr	0.45mi	3/1.5	1,000 (-5%)	10mo	$54,000	$54	59
1104 Lucharles Ave	0.72mi	3/1.0	1,040 (-2%)	6mo	$60,105	$58	59
6069 Natchez Dr	0.35mi	3/1.0	900 (-15%)	2mo	$65,000	$72	57
1059 Morris Hills Pkwy	0.67mi	3/1.0	1,012 (-4%)	10mo	$110,000	$109	54
6519 Estrelle Ave	0.66mi	3/1.0	1,100 (+4%)	11mo	$133,000	$121	53
6117 Penwood Rd	0.42mi	2/1.5 (-1)	985 (-7%)	12mo	$79,900	$81	52
1043 Laport Ave	0.66mi	3/1.5	1,165 (+10%)	6mo	$88,500	$76	45
1050 W Kurtz Ave	0.68mi	3/1.0	960 (-9%)	11mo	$82,500	$86	44
1587 Mcalpine Dr	0.53mi	4/2.0 (+1)	1,200 (+14%)	7mo	$155,000	$129	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: —
• Equity multiple: 22.28×
• Total profit: $50,655
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 47.70×
• Total profit: $111,156
• Equity at exit: $735

Cash invested: $2,380 (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 48458

• Home prices YoY: -16.0%
• Active inventory: 144
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $817

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 21%

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.12mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	0.29mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	43d	1	0.41mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	13d	1	0.59mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	43d	1	0.70mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.90mi

Listing history 17 events

1. 2026-02-25
   status Pending 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

2. 2026-02-25
   status Pending

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

3. 2025-12-16
   price $8,500 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

4. 2025-12-15
   price $8,500
5. 2025-11-21
   status Active 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

6. 2025-11-21
   status Active

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

7. 2025-11-04
   status Pending 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

8. 2025-11-04
   status Pending

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

9. 2025-10-30
   listed $9,900 Active 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

10. 2025-10-30
    listed $9,900 Active

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

11. 2019-11-14
    historical
12. 2019-11-14
    historical
13. 2019-11-13
    status Active
14. 2019-10-14
    status Pending
15. 2019-10-14
    status Pending
16. 2019-08-07
    listed $11,999 Active
17. 2019-08-07
    listed $11,999 Active

ⓘ 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: $13,298
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$247
• Taxable income: $10,277
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $7,334/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): 19,519
• Household income: $46,797
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 724.0

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 White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -46.45%
• Current HPI: 244.2061
• 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

-29.2% since first listed

17 events — show timeline

• 2026-02-25 Pending — MiRealSource-MiMLS
• 2026-02-25 Pending — REALCOMP
• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-11-21 Relisted — MiRealSource-MiMLS
• 2025-11-21 Relisted — REALCOMP
• 2025-11-04 Pending — MiRealSource-MiMLS
• 2025-11-04 Pending — REALCOMP
• 2025-10-30 Listed $9,900 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS
• 2019-11-14 Listing Removed — REALCOMP
• 2019-11-14 Listing Removed — MiRealSource-MiMLS
• 2019-11-13 Relisted — REALCOMP
• 2019-10-14 Pending — MiRealSource-MiMLS
• 2019-10-14 Pending — REALCOMP
• 2019-08-07 Listed $11,999 MiRealSource-MiMLS
• 2019-08-07 Listed $11,999 REALCOMP

Property tax history

-0.5%/yr

Latest (2022): $798 · -56.0% YoY. Source: county tax records.