1209 Beatrice St · Flushing, MI 48433

$220,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 38 Days on market

Built 1951 0.29 ac lot $145/sqft · 6% above area Est $207k · 6% 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 +15.4/30.0
• 1% rule +5.0/10.0
• DSCR +4.7/10.0
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beatrice, Beatrice, Beatrice - Welcome Home. This is the one you've been waiting for. A beloved multigenerational family home is ready to welcome its next chapter - and it's landed in one of Flushing's most sought-after neighborhoods, with schools that families in this area genuinely love. Solid brick ranch with 3 bedrooms, spacious rooms and more storage than you'd expect. Like any well-loved home, it has character - and a little personal touch will make it truly yours. Flushing has that rare combination that's hard to find - small town charm with everything you actually need day to day. Parks, community events, friendly neighbors, and an easy freeway access that makes the commute feel manageable. The kind of place where you slow down a little, and that's a good thing. There are details inside worth seeing in person - the kind of things that don't photograph the same way they feel when you're standing in the room. If you've been shopping in this market, you already know - don't wait on this one.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Brick construction; Asphalt roof; Block foundation; Below-grade finished area
• Exterior features: Paved road access; Lot dimensions approximately 96 x 132 x 96 x 132; 0.29-acre lot; No pool

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Fireplace in the living room; Partially finished basement; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 156 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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $220k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 8.3

CMA / ARV

• ARV (median comp): $206,971
• List price: $220,000
• Delta: 6.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Labian Dr	0.05mi	3/2.0	1,625 (+7%)	1mo	$175,900	$108	86
507 Dale St	0.46mi	3/2.0	1,516 (-0%)	4mo	$239,000	$158	75
1338 Flushing Rd	0.18mi	3/2.0	1,637 (+8%)	10mo	$250,000	$153	71
225 Beechwood Ct	0.23mi	3/1.5	1,639 (+8%)	8mo	$215,000	$131	67
166 Beacon Point Pkwy	0.49mi	3/2.0	1,476 (-3%)	10mo	$265,000	$180	64
1440 Coutant St	0.50mi	4/2.0 (+1)	1,456 (-4%)	8mo	$270,000	$185	58
1367 Flushing Rd	0.34mi	3/2.0	1,700 (+12%)	10mo	$240,000	$141	56
428 Sunnyside Dr	0.39mi	3/1.5	1,706 (+12%)	4mo	$234,900	$138	56
517 Ashwood Dr	0.74mi	3/1.5	1,506 (-1%)	8mo	$232,500	$154	55
200 Boman St	0.67mi	3/1.0	1,445 (-5%)	3mo	$165,000	$114	54
535 Warren Ave	0.63mi	3/2.0	1,674 (+10%)	1mo	$210,000	$125	53
824 Gerald St	0.42mi	4/2.0 (+1)	1,700 (+12%)	8mo	$203,800	$120	49

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-30,115
• Equity at exit: $32,803

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-18,780
• Equity at exit: $19,022

Cash invested: $61,600 (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: 156
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$408 /mo · $4,890/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $85

Break-even live

Break-even rent $2,092

Max offer price $220,000

Occupancy floor 91%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Carpenter Rd Flushing, MI	3.0	2.0	2244	$2,200	$0.98	21d	1	1.04mi

Listing history 20 events

1. 2026-06-18
   days on market $220,000 Active 38 DOM
2. 2026-06-17
   days on market $220,000 Active 37 DOM
3. 2026-06-16
   days on market $220,000 Active 36 DOM
4. 2026-06-15
   pricedays on market $220,000 Active 35 DOM
5. 2026-06-14
   days on market $230,000 Active 33 DOM

   Show marketing remark (1023 chars)

   Beatrice, Beatrice, Beatrice - Welcome Home. This is the one you've been waiting for. A beloved multigenerational family home is ready to welcome its next chapter - and it's landed in one of Flushing's most sought-after neighborhoods, with schools that families in this area genuinely love. Solid brick ranch with 3 bedrooms, spacious rooms and more storage than you'd expect. Like any well-loved home, it has character - and a little personal touch will make it truly yours. Flushing has that rare combination that's hard to find - small town charm with everything you actually need day to day. Parks, community events, friendly neighbors, and an easy freeway access that makes the commute feel manageable. The kind of place where you slow down a little, and that's a good thing. There are details inside worth seeing in person - the kind of things that don't photograph the same way they feel when you're standing in the room. If you've been shopping in this market, you already know - don't wait on this one.

6. 2026-06-13
   days on market $230,000 Active 32 DOM
7. 2026-06-10
   days on market $230,000 Active 30 DOM
8. 2026-06-09
   days on market $230,000 Active 29 DOM
9. 2026-06-08
   days on market $230,000 Active 28 DOM
10. 2026-06-07
    days on market $230,000 Active 27 DOM
11. 2026-06-05
    days on market $230,000 Active 24 DOM
12. 2026-06-03
    days on market $230,000 Active 23 DOM
13. 2026-06-02
    days on market $230,000 Active 22 DOM
14. 2026-06-01
    days on market $230,000 Active 21 DOM
15. 2026-05-31
    days on market $230,000 Active 20 DOM
16. 2026-05-30
    days on market $230,000 Active 19 DOM
17. 2026-05-12
    listed $235,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Beatrice, Beatrice, Beatrice - Welcome Home. This is the one you've been waiting for. A beloved multigenerational family home is ready to welcome its next chapter - and it's landed in one of Flushing's most sought-after neighborhoods, with schools that families in this area genuinely love. Solid brick ranch with 3 bedrooms, spacious rooms and more storage than you'd expect. Like any well-loved home, it has character - and a little personal touch will make it truly yours. Flushing has that rare combination that's hard to find - small town charm with everything you actually need day to day. Parks, community events, friendly neighbors, and an easy freeway access that makes the commute feel manageable. The kind of place where you slow down a little, and that's a good thing. There are details inside worth seeing in person - the kind of things that don't photograph the same way they feel when you're standing in the room. If you've been shopping in this market, you already know - don't wait on this one.

18. 2026-05-12
    listed $235,000 Active 1107-char remark

    Show marketing remark (1023 chars)

    Beatrice, Beatrice, Beatrice - Welcome Home. This is the one you've been waiting for. A beloved multigenerational family home is ready to welcome its next chapter - and it's landed in one of Flushing's most sought-after neighborhoods, with schools that families in this area genuinely love. Solid brick ranch with 3 bedrooms, spacious rooms and more storage than you'd expect. Like any well-loved home, it has character - and a little personal touch will make it truly yours. Flushing has that rare combination that's hard to find - small town charm with everything you actually need day to day. Parks, community events, friendly neighbors, and an easy freeway access that makes the commute feel manageable. The kind of place where you slow down a little, and that's a good thing. There are details inside worth seeing in person - the kind of things that don't photograph the same way they feel when you're standing in the room. If you've been shopping in this market, you already know - don't wait on this one.

19. 2026-05-09
    historical $235,000 1023-char remark

    Show marketing remark (1023 chars)

    Beatrice, Beatrice, Beatrice - Welcome Home. This is the one you've been waiting for. A beloved multigenerational family home is ready to welcome its next chapter - and it's landed in one of Flushing's most sought-after neighborhoods, with schools that families in this area genuinely love. Solid brick ranch with 3 bedrooms, spacious rooms and more storage than you'd expect. Like any well-loved home, it has character - and a little personal touch will make it truly yours. Flushing has that rare combination that's hard to find - small town charm with everything you actually need day to day. Parks, community events, friendly neighbors, and an easy freeway access that makes the commute feel manageable. The kind of place where you slow down a little, and that's a good thing. There are details inside worth seeing in person - the kind of things that don't photograph the same way they feel when you're standing in the room. If you've been shopping in this market, you already know - don't wait on this one.

20. 2019-04-16
    soldstatus $139,000

ⓘ 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: $4,890 · $408/mo
• Projected year-2 tax: $4,890 · $408/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 15 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: $26,400
• − Mortgage interest: −$12,323
• − Property taxes: −$4,890
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,400
• Taxable loss: −$2,538
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,630/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: 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

• Census place: Flushing, MI
• 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

+58.3% since first listed

8 events — show timeline

• 2026-06-14 Price Changed $220,000 REALCOMP
• 2026-06-14 Price Changed $220,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $230,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $230,000 REALCOMP
• 2026-05-12 Listed $235,000 MiRealSource-MiMLS
• 2026-05-12 Listed $235,000 REALCOMP
• 2026-05-09 Coming Soon $235,000 MiRealSource-MiMLS
• 2019-04-16 Sold (Public Records) $139,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $4,890 · +2.9% YoY. Source: county tax records.