8201 Prairie Ave · Flushing, MI 48433

$47,500

4 bd · 2.0 ba · 1,600 sqft · Other · 37 Days on market

Built 1995 Fair condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale: 4BR/2BA Double-Wide Mobile Home & acirc; & euro; & ldquo; $47,500 & acirc; & euro; & ldquo; Flushing, MI Located in a mobile home park in Flushing, MI Zoned for the Flushing School District & acirc; & euro; & rdquo; excellent schools. No credit check required & acirc; & euro; & rdquo; park approval based on job/income Home Features: 4 spacious bedrooms / 2 full bathrooms Updated toilets, sinks, and faucets. All appliances included: washer, dryer, refrigerator, stove, microwave. Outdoor security cameras installed. Move-in ready & acirc; & euro; & rdquo; just bring your things! Asking Price: $47,500. Buyer must be a

Key facts

• Move-in ready
• Local amenities
• Close to shopping

Tags

• OUTDOOR SECURITY CAMERAS
• MOVE-IN READY
• CLOSE TO SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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; 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 $328 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.87% ✓
• Cap rate: 25.25%
• Cash-on-cash: 67.72%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.1%
• Equity multiple: 4.02×
• Total profit: $40,127
• Equity at exit: $7,082

10-year hold

• IRR: 71.3%
• Equity multiple: 8.26×
• Total profit: $96,581
• Equity at exit: $4,107

Cash invested: $13,300 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $751

Break-even live

Break-even rent $416

Max offer price $47,500

Occupancy floor 40%

Sensitivity live

Price	-10% $783	-5% $767	+0% $751	+5% $734	+10% $718
Rent	-10% $643	-5% $697	+0% $751	+5% $805	+10% $858
Rate	-1.0pp $774	-0.5pp $763	base $751	+0.5pp $738	+1.0pp $726

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $47,500 Active 37 DOM
2. 2026-06-17
   days on market $47,500 Active 36 DOM
3. 2026-06-16
   days on market $47,500 Active 35 DOM
4. 2026-06-15
   days on market $47,500 Active 34 DOM
5. 2026-06-14
   days on market $47,500 Active 32 DOM
6. 2026-06-13
   days on market $47,500 Active 31 DOM
7. 2026-06-10
   days on market $47,500 Active 29 DOM
8. 2026-06-09
   days on market $47,500 Active 28 DOM
9. 2026-06-08
   days on market $47,500 Active 27 DOM
10. 2026-06-07
    days on market $47,500 Active 26 DOM
11. 2026-06-05
    days on market $47,500 Active 23 DOM
12. 2026-06-03
    days on market $47,500 Active 22 DOM
13. 2026-06-02
    days on market $47,500 Active 21 DOM
14. 2026-06-01
    days on market $47,500 Active 20 DOM
15. 2026-05-31
    days on market $47,500 Active 19 DOM
16. 2026-05-30
    days on market $47,500 Active 18 DOM
17. 2026-05-12
    listed $47,500 Active 759-char remark

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

Taxation est. · year 1

• Rental income: $16,387
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$238
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$1,382
• Taxable income: $8,773
• Est. tax owed @ 24.0%: −$2,105
• After-tax cash flow: $6,901/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires significant exterior repairs and maintenance, including a new roof and fresh paint, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear visible
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and home value
• Both repair roof — A new roof would significantly increase the home's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both repair roof — A new roof would significantly increase the home's value and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

• 2026-05-12 Listed $47,500 FSBO.com