4065 Pringle Ave · Burton, MI 48529

$29,500

1 bd · 1.0 ba · 504 sqft · SingleFamily · 5 Days on market

Built 1950 6,098 sqft lot Est $46k · 36% under ↓ 23% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Room for sweat equity, fix and flip or make an affordable rental. In great location close to schools on a quiet paved street. Has brand new electrical meter connection, and gas line/meter connection to the home.

Key facts

• Great location
• Quiet paved street
• 6,098 sq ft lot

Tags

• GREAT LOCATION
• QUIET PAVED STREET
• GAS LINE METER CONNECTION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Wood siding
• Construction: Asphalt roof; Block foundation; Built with wood siding
• Exterior features: Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $30k).
• Cap rate 23.7% vs local median 3.8% in Burton — 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 61/100 on livability (#555 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Bendle Public Schools (suburban): math 6% / reading 29% proficiency, ranked #487 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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.
• Current owner paid $25k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,500

Questions for the listing agent

1. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 2.71% ✓
• Cap rate: 23.71%
• Cash-on-cash: 62.20%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $45,864
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4065 Pringle Ave	0.00mi	1/1.0	504 (0%)	0mo	$26,000	$52	100
4065 Pringle Ave	0.00mi	1/1.0	504 (0%)	13mo	$25,000	$50	89
2207 E Boatfield Ave	0.28mi	2/1.0 (+1)	528 (+5%)	5mo	$75,000	$142	70
2172 E Buder Ave	0.39mi	2/1.0 (+1)	520 (+3%)	14mo	$44,900	$86	60
2117 E Buder Ave	0.48mi	2/1.0 (+1)	528 (+5%)	10mo	$48,000	$91	57
2156 E Parkwood Ave	0.38mi	2/1.0 (+1)	572 (+14%)	3mo	$68,000	$119	52
2143 E Scottwood Ave	0.41mi	2/1.0 (+1)	572 (+14%)	20mo	$80,000	$140	37
2176 Red Arrow Rd	0.64mi	2/1.0 (+1)	529 (+5%)	24mo	$47,500	$90	37
2116 Webber Ave	0.63mi	1/1.0	440 (-13%)	16mo	$23,000	$52	36
2188 E Buder Ave	0.36mi	2/1.0 (+1)	576 (+14%)	23mo	$83,000	$144	35
2157 E Williamson Ave	0.49mi	2/1.0 (+1)	575 (+14%)	24mo	$75,000	$130	29

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: 61.1%
• Equity multiple: 3.72×
• Total profit: $22,500
• Equity at exit: $4,399

10-year hold

• IRR: 65.7%
• Equity multiple: 7.63×
• Total profit: $54,753
• Equity at exit: $2,551

Cash invested: $8,260 (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 48529

• Home prices YoY: -26.5%
• Active inventory: 53
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $428

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 41%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	0.34mi

Listing history 16 events

1. 2026-05-18
   listed $29,500 Active

   Show marketing remark (229 chars)

   Investor special! Room for sweat equity, fix and flip or make an affordable rental. In great location close to schools on a quiet paved street. Has brand new electrical meter connection, and gas line/meter connection to the home.

2. 2026-05-18
   listed $29,500 Active 229-char remark

   Show marketing remark (229 chars)

   Investor special! Room for sweat equity, fix and flip or make an affordable rental. In great location close to schools on a quiet paved street. Has brand new electrical meter connection, and gas line/meter connection to the home.

3. 2025-05-07
   soldstatus $25,000 Closed 348-char remark

   Show marketing remark (348 chars)

   Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

4. 2025-05-07
   soldstatus $25,000 Closed

   Show marketing remark (348 chars)

   Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

5. 2025-04-30
   historical Active Under Contract

   Show marketing remark (348 chars)

   Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

6. 2025-04-30
   historical Accepting Backup Offers 348-char remark

   Show marketing remark (348 chars)

   Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

7. 2025-02-04
   price $27,000 348-char remark

   Show marketing remark (348 chars)

   Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

8. 2025-02-03
   price $27,000
9. 2025-01-18
   listed $30,000 Active
10. 2025-01-17
    listed $30,000 Active 348-char remark

    Show marketing remark (348 chars)

    Bring your tool belt and creativity! This Bendle ranch handyman special is a great opportunity with tons of equity on day one! This home is situated on a great lot within walking distance to Bendle Schools and features a large bedroom, large kitchen & family room, and shed. Don't miss out on the excellent investment opportunity that awaits!

11. 2001-07-10
    soldstatus $35,000
12. 2001-06-20
    soldstatus $37,000
13. 2001-06-20
    soldstatus $37,000
14. 2001-06-06
    historical
15. 2001-05-22
    listed $38,500
16. 2001-05-22
    listed $38,500

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$858
• Taxable income: $4,963
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $3,946/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: Bendle Public Schools
• NCES district ID: 2604740
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $35,492
• Composite: 14.36/100
• National rank: #9438
• State rank: #487 of 540 in MI

Livability — Burton

• Score: 61/100
• State rank: #555
• US rank: #17380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, MI
• City population: 26,014
• Population (ZIP): 8,959

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 (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -82.30%
• Current HPI: 228.5338
• 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

-23.4% since first listed

16 events — show timeline

• 2026-05-18 Listed $29,500 REALCOMP
• 2026-05-18 Listed $29,500 MiRealSource-MiMLS
• 2025-05-07 Sold (MLS) $25,000 REALCOMP
• 2025-05-07 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2025-04-30 Contingent — REALCOMP
• 2025-04-30 Contingent — MiRealSource-MiMLS
• 2025-02-04 Price Changed $27,000 MiRealSource-MiMLS
• 2025-02-03 Price Changed $27,000 REALCOMP
• 2025-01-18 Listed $30,000 REALCOMP
• 2025-01-17 Listed $30,000 MiRealSource-MiMLS
• 2001-07-10 Sold (Public Records) $35,000 Public Records
• 2001-06-20 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2001-06-20 Sold (MLS) $37,000 REALCOMP
• 2001-06-06 Listing Removed — MiRealSource-MiMLS
• 2001-05-22 Listed $38,500 MiRealSource-MiMLS
• 2001-05-22 Listed $38,500 REALCOMP

Property tax history

+10.2%/yr

Latest (2025): $2,204 · +32.6% YoY. Source: county tax records.