1263 Flamingo Dr · Beecher, MI 48458

$112,900

3 bd · 1.5 ba · 2,240 sqft · SingleFamily · 81 Days on market

Built 1955 6,534 sqft lot $50/sqft · 19% above area Est $95k · 19% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $106k (6.0% 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; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.
• Current owner paid $32k; list at $113k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1955 — 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: 1.14% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $95,111
• List price: $112,900
• Delta: 18.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7031 Harvard Ave	0.61mi	3/1.0	2,100 (-6%)	3mo	$159,100	$76	57
1065 W Kurtz Ave	0.65mi	3/2.0	2,100 (-6%)	3mo	$84,500	$40	55
6121 Otoole Ln	0.67mi	4/1.5 (+1)	2,100 (-6%)	2mo	$93,000	$44	52
1453 W Stanley Rd	0.63mi	3/2.0	2,400 (+7%)	19mo	$140,000	$58	40

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-591
• Equity at exit: $16,834

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $22,261
• Equity at exit: $9,762

Cash invested: $31,612 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $278

Break-even live

Break-even rent $932

Max offer price $112,900

Occupancy floor 73%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Sunny Ln Mount Morris, MI	3.0	2.0	1900	$1,100	$0.58	43d	1	0.34mi

Listing history 20 events

1. 2026-04-30
   price $112,900 452-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

2. 2026-04-30
   price $112,900 453-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

3. 2026-04-23
   price $113,900 452-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

4. 2026-04-23
   price $113,900 453-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

5. 2026-04-14
   status Active 452-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

6. 2026-04-14
   status Active 453-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

7. 2026-03-25
   status Pending 452-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

8. 2026-03-25
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

9. 2026-03-10
   historical Accepting Backup Offers 452-char remark

   Show marketing remark (453 chars)

   Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

10. 2026-03-10
    historical Active Under Contract 453-char remark

    Show marketing remark (453 chars)

    Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

11. 2026-02-14
    listed $115,000 Active 453-char remark

    Show marketing remark (452 chars)

    Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

12. 2026-02-14
    listed $115,000 Active 452-char remark

    Show marketing remark (452 chars)

    Back on the market. Buyer walked away after 5 weeks in escrow. .. . Welcome to this newly renovated, 3 bedroom, 2 bathroom, tri-level. It has a one car garage and plenty of space for a large family, In a nice, comfortable, and quiet area. About 8 minutes from the nearest grocery store and restaurant district, and about 5 minutes from the community schools. This home could bring in $1,200 or more in rent for an investor. Schedule your showing today!

13. 2025-07-23
    soldstatus $32,500 Closed
14. 2025-07-23
    soldstatus $32,500 Closed
15. 2025-06-25
    status Pending
16. 2025-06-24
    status Pending
17. 2025-06-10
    price $39,900
18. 2025-06-09
    price $39,900
19. 2025-05-29
    listed $49,900 Active
20. 2025-05-29
    listed $49,900 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: $1,170 · $98/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$284/yr (+$24/mo · 24.3%)

ⓘ 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 ≥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: $15,413
• − Mortgage interest: −$6,324
• − Property taxes: −$1,170
• − Insurance: −$564
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,284
• Taxable income: $1,604
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,952/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

+126.3% since first listed

20 events — show timeline

• 2026-04-30 Price Changed $112,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $112,900 REALCOMP
• 2026-04-23 Price Changed $113,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $113,900 REALCOMP
• 2026-04-14 Relisted — MiRealSource-MiMLS
• 2026-04-14 Relisted — REALCOMP
• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-03-10 Contingent — MiRealSource-MiMLS
• 2026-03-10 Contingent — REALCOMP
• 2026-02-14 Listed $115,000 REALCOMP
• 2026-02-14 Listed $115,000 MiRealSource-MiMLS
• 2025-07-23 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2025-07-23 Sold (MLS) $32,500 REALCOMP
• 2025-06-25 Pending — MiRealSource-MiMLS
• 2025-06-24 Pending — REALCOMP
• 2025-06-10 Price Changed $39,900 MiRealSource-MiMLS
• 2025-06-09 Price Changed $39,900 REALCOMP
• 2025-05-29 Listed $49,900 REALCOMP
• 2025-05-29 Listed $49,900 MiRealSource-MiMLS

Property tax history

+0.7%/yr

Latest (2025): $1,170 · +1.3% YoY. Source: county tax records.