2414 Wildwood Circle Dr · Burton, MI 48439

$179,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 57 Days on market

Built 1951 0.32 ac lot $161/sqft · at area comps Est $181k · at est.

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.7/15.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute turn key ready to move in bungalow in great area. Featuring 4 beds, updated bath, entire house flooring, fresh paint, 2 car detached garage and fenced yard. Located close to almost everything, including Police Department for additional sense of security. Sale contingent upon seller finding suitable new home within 45 days of accepted offer. Please allow at least 72 hours for any/all offer responses, no exceptions. Please note house maybe under audio and video surveillance. B & BATVAI. Washer and dryer are negotiable. Excludes bird feeders on front porch and front yard as well as exterior cameras. 24 hour notice to show.

Key facts

• Updated bath
• Fresh paint
• Fenced yard

Tags

• TURN KEY READY
• UPDATED BATH
• ENTIRE HOUSE FLOORING
• FRESH PAINT
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (26.5% below list).
• Recommended offer: $132k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• Grand Blanc Community Schools (suburban): math 33% / reading 54% proficiency, ranked #149 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 434 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent is only 18% of the median local income ($88k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $110k; list at $180k implies a 64% 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 $132,316 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (median comp): $180,660
• List price: $179,900
• Delta: -0.42%
• 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
2340 Rollins St	0.16mi	3/1.5 (+1)	1,192 (+6%)	2mo	$180,000	$151	73
2253 Russell St	0.37mi	2/1.0	1,036 (-8%)	6mo	$151,000	$146	66
6085 Westdale Dr	0.51mi	3/1.0 (+1)	1,056 (-6%)	1mo	$173,000	$164	61
5143 Todd St	0.53mi	3/2.0 (+1)	1,133 (+1%)	4mo	$110,000	$97	61
2334 Russell St	0.23mi	3/1.0 (+1)	996 (-11%)	8mo	$138,500	$139	59
6094 Grove Ave	0.54mi	3/1.0 (+1)	1,161 (+4%)	7mo	$187,000	$161	58
2278 Chapin St	0.40mi	3/2.0 (+1)	1,228 (+10%)	0mo	$200,000	$163	56
5481 Alexander St	0.29mi	3/1.0 (+1)	968 (-14%)	5mo	$115,000	$119	54
6058 Lincoln Blvd	0.45mi	3/1.5 (+1)	1,010 (-10%)	9mo	$206,300	$204	48
3070 Strong Hts	0.39mi	3/1.0 (+1)	1,264 (+13%)	10mo	$175,000	$138	47
6230 Woodsdale Dr	0.71mi	3/1.0 (+1)	960 (-14%)	7mo	$190,000	$198	32
6314 Woodsdale Dr	0.72mi	3/1.0 (+1)	960 (-14%)	8mo	$190,000	$198	31

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 · 6.79% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.31×
• Total profit: $-34,863
• Equity at exit: $26,824

10-year hold

• IRR: -5.6%
• Equity multiple: 0.58×
• Total profit: $-21,206
• Equity at exit: $15,554

Cash invested: $50,372 (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 48439

• Rents YoY: 6.8%
• Active inventory: 434
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$943
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-172

Break-even live

Break-even rent $1,541

Max offer price $149,520

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6066 Dort Hwy Grand Blanc, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.51mi
2130 E Hill Rd Grand Blanc, MI	1.0–3.0	1.0–2.5	1270	$1,500	$1.18	13d	29	0.58mi
6284 Woodsdale Dr Grand Blanc, MI	2.0	1.0	960	$1,500	$1.56	13d	1	0.68mi
2168 Fox Hill Dr Grand Blanc, MI	1.0–2.0	1.0–2.0	885	$1,254	$1.42	13d	10	0.78mi
5238 Dunn Hill Dr Grand Blanc, MI	2.0–3.0	1.5	1075	$1,100	$1.02	13d	1	1.24mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	13d	70	1.46mi

Listing history 29 events

1. 2026-06-15
   statusdays on market $179,900 Pending 57 DOM
2. 2026-06-14
   days on market $179,900 Active 56 DOM
3. 2026-06-13
   days on market $179,900 Active 55 DOM
4. 2026-06-10
   days on market $179,900 Active 53 DOM
5. 2026-06-09
   days on market $179,900 Active 52 DOM
6. 2026-06-08
   days on market $179,900 Active 51 DOM
7. 2026-06-07
   days on market $179,900 Active 50 DOM
8. 2026-06-03
   days on market $179,900 Active 46 DOM
9. 2026-06-02
   days on market $179,900 Active 45 DOM
10. 2026-06-01
    days on market $179,900 Active 44 DOM
11. 2026-05-31
    days on market $179,900 Active 43 DOM
12. 2026-05-30
    days on market $179,900 Active 42 DOM
13. 2026-04-18
    listed $179,900 Active 636-char remark

    Show marketing remark (636 chars)

    Cute turn key ready to move in bungalow in great area. Featuring 4 beds, updated bath, entire house flooring, fresh paint, 2 car detached garage and fenced yard. Located close to almost everything, including Police Department for additional sense of security. Sale contingent upon seller finding suitable new home within 45 days of accepted offer. Please allow at least 72 hours for any/all offer responses, no exceptions. Please note house maybe under audio and video surveillance. B & BATVAI. Washer and dryer are negotiable. Excludes bird feeders on front porch and front yard as well as exterior cameras. 24 hour notice to show.

14. 2026-04-18
    listed $179,900 Active 636-char remark

    Show marketing remark (636 chars)

    Cute turn key ready to move in bungalow in great area. Featuring 4 beds, updated bath, entire house flooring, fresh paint, 2 car detached garage and fenced yard. Located close to almost everything, including Police Department for additional sense of security. Sale contingent upon seller finding suitable new home within 45 days of accepted offer. Please allow at least 72 hours for any/all offer responses, no exceptions. Please note house maybe under audio and video surveillance. B & BATVAI. Washer and dryer are negotiable. Excludes bird feeders on front porch and front yard as well as exterior cameras. 24 hour notice to show.

15. 2021-02-26
    soldstatus $110,000
16. 2021-02-23
    soldstatus $110,000 Sold
17. 2021-02-23
    soldstatus $110,000 Closed
18. 2021-01-16
    status Pending
19. 2021-01-16
    status Pending
20. 2021-01-12
    status Active
21. 2021-01-12
    status Active
22. 2021-01-04
    status Pending
23. 2021-01-04
    status Pending
24. 2020-12-09
    price $119,900
25. 2020-12-09
    price $119,900
26. 2020-11-17
    price $124,900
27. 2020-11-17
    price $124,900
28. 2020-11-11
    listed $129,900 Active
29. 2020-11-11
    listed $129,900 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: $2,387 · $199/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$192/yr (+$16/mo · 8.0%)

ⓘ 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: $15,878
• − Mortgage interest: −$10,077
• − Property taxes: −$2,387
• − Insurance: −$900
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,233
• Taxable loss: −$5,259
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $-801/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: Grand Blanc Community Schools
• NCES district ID: 2616350
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $59,691
• Composite: 38.24/100
• National rank: #4243
• State rank: #149 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

• County: Genesee County · 221,329 people
• City population: 26,014
• Metro: Flint, MI
• Population (ZIP): 51,900
• Household income: $88,490
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 864.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Other Indo-European 1% Chinese 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: ▼ -193.17%
• Current HPI: 216.3543
• Rent YoY: ▲ 6.79%
• 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

+38.5% since first listed

17 events — show timeline

• 2026-04-18 Listed $179,900 REALCOMP
• 2026-04-18 Listed $179,900 MiRealSource-MiMLS
• 2021-02-26 Sold (Public Records) $110,000 Public Records
• 2021-02-23 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2021-02-23 Sold (MLS) $110,000 REALCOMP
• 2021-01-16 Pending — REALCOMP
• 2021-01-16 Pending — MiRealSource-MiMLS
• 2021-01-12 Relisted — MiRealSource-MiMLS
• 2021-01-12 Relisted — REALCOMP
• 2021-01-04 Pending — REALCOMP
• 2021-01-04 Pending — MiRealSource-MiMLS
• 2020-12-09 Price Changed $119,900 MiRealSource-MiMLS
• 2020-12-09 Price Changed $119,900 REALCOMP
• 2020-11-17 Price Changed $124,900 MiRealSource-MiMLS
• 2020-11-17 Price Changed $124,900 REALCOMP
• 2020-11-11 Listed $129,900 MiRealSource-MiMLS
• 2020-11-11 Listed $129,900 REALCOMP

Property tax history

+1.5%/yr

Latest (2025): $2,387 · +3.2% YoY. Source: county tax records.