207 Labian Dr · Flushing, MI 48433

$164,900

3 bd · 2.0 ba · 1,625 sqft · SingleFamily · 4 Days on market

Built 1954 7,405 sqft lot Est $203k · 19% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Affordable, Adorable & Move-In Ready! This charming 3-bedroom, 2-bath home offers the perfect blend of comfort, updates, and value. Featuring a nicely finished basement for extra living and entertaining space, this home has been well maintained with recent updates throughout including kitchen and baths. Some hardwood floors creating extra charm, it is also bright and inviting with a functional layout, there is plenty of room to enjoy inside and out. Convenient in-town location close to shopping, restaurants, schools, and everyday amenities. A wonderful opportunity to own a stylish, updated home at an affordable price - don't miss out!!

Key facts

• In-town location
• Kitchen updates
• Finished basement

Tags

• FINISHED BASEMENT
• IN-TOWN LOCATION
• KITCHEN UPDATES
• BATH UPDATES
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding exterior; Asphalt roof; Block foundation; Built with above-grade finished area and additional below-grade finished space
• Exterior features: Covered porch; Shed(s); Backyard fencing (fenced)

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Partially finished full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.7% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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 $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1954 — 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 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?
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $203,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Labian Dr	0.00mi	3/2.0	1,625 (0%)	1mo	$175,900	$108	100
225 Beechwood Ct	0.18mi	3/1.5	1,639 (+1%)	8mo	$215,000	$131	81
426 Bellewood Dr	0.20mi	3/1.5	1,768 (+9%)	4mo	$200,000	$113	71
428 Sunnyside Dr	0.37mi	3/1.5	1,706 (+5%)	4mo	$234,900	$138	69
535 Warren Ave	0.66mi	3/2.0	1,674 (+3%)	1mo	$210,000	$125	64
507 Dale St	0.49mi	3/2.0	1,516 (-7%)	4mo	$239,000	$158	63
334 Cedarwood Dr	0.24mi	3/1.5	1,846 (+14%)	4mo	$248,000	$134	61
1203 Clearview Dr	0.37mi	3/1.5	1,768 (+9%)	6mo	$219,000	$124	61
824 Gerald St	0.47mi	4/2.0 (+1)	1,700 (+5%)	8mo	$203,800	$120	59
420 Sunnyside Dr	0.34mi	3/1.0	1,820 (+12%)	7mo	$215,000	$118	54
1440 Coutant St	0.46mi	4/2.0 (+1)	1,456 (-10%)	8mo	$270,000	$185	49
200 Boman St	0.72mi	3/1.0	1,445 (-11%)	3mo	$165,000	$114	41

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $12,076
• Equity at exit: $24,587

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $60,548
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $609

Break-even live

Break-even rent $1,429

Max offer price $164,900

Occupancy floor 67%

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: $41,225
• Closing costs: $4,947
• 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	1.08mi

Listing history 23 events

1. 2026-05-12
   status Pending 651-char remark

   Show marketing remark (651 chars)

   Affordable, Adorable & Move-In Ready! This charming 3-bedroom, 2-bath home offers the perfect blend of comfort, updates, and value. Featuring a nicely finished basement for extra living and entertaining space, this home has been well maintained with recent updates throughout including kitchen and baths. Some hardwood floors creating extra charm, it is also bright and inviting with a functional layout, there is plenty of room to enjoy inside and out. Convenient in-town location close to shopping, restaurants, schools, and everyday amenities. A wonderful opportunity to own a stylish, updated home at an affordable price - don't miss out!!

2. 2026-05-12
   status Pending

   Show marketing remark (651 chars)

   Affordable, Adorable & Move-In Ready! This charming 3-bedroom, 2-bath home offers the perfect blend of comfort, updates, and value. Featuring a nicely finished basement for extra living and entertaining space, this home has been well maintained with recent updates throughout including kitchen and baths. Some hardwood floors creating extra charm, it is also bright and inviting with a functional layout, there is plenty of room to enjoy inside and out. Convenient in-town location close to shopping, restaurants, schools, and everyday amenities. A wonderful opportunity to own a stylish, updated home at an affordable price - don't miss out!!

3. 2026-05-08
   listed $164,900 Active 651-char remark

   Show marketing remark (651 chars)

   Affordable, Adorable & Move-In Ready! This charming 3-bedroom, 2-bath home offers the perfect blend of comfort, updates, and value. Featuring a nicely finished basement for extra living and entertaining space, this home has been well maintained with recent updates throughout including kitchen and baths. Some hardwood floors creating extra charm, it is also bright and inviting with a functional layout, there is plenty of room to enjoy inside and out. Convenient in-town location close to shopping, restaurants, schools, and everyday amenities. A wonderful opportunity to own a stylish, updated home at an affordable price - don't miss out!!

4. 2026-05-08
   listed $164,900 Active

   Show marketing remark (651 chars)

   Affordable, Adorable & Move-In Ready! This charming 3-bedroom, 2-bath home offers the perfect blend of comfort, updates, and value. Featuring a nicely finished basement for extra living and entertaining space, this home has been well maintained with recent updates throughout including kitchen and baths. Some hardwood floors creating extra charm, it is also bright and inviting with a functional layout, there is plenty of room to enjoy inside and out. Convenient in-town location close to shopping, restaurants, schools, and everyday amenities. A wonderful opportunity to own a stylish, updated home at an affordable price - don't miss out!!

5. 2019-09-09
   soldstatus $119,900
6. 2019-08-28
   soldstatus $119,900 Sold 860-char remark

   Show marketing remark (860 chars)

   Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

7. 2019-08-28
   soldstatus $119,900 Closed

   Show marketing remark (860 chars)

   Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

8. 2019-08-03
   status Pending

   Show marketing remark (860 chars)

   Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

9. 2019-08-03
   status Pending 860-char remark

   Show marketing remark (860 chars)

   Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

10. 2019-07-26
    listed $119,900 Active 860-char remark

    Show marketing remark (860 chars)

    Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

11. 2019-07-26
    listed $119,900 Active

    Show marketing remark (860 chars)

    Cute, cute, cute. Don't miss out on this clean, ready to move-in 3 bedroom home. Features include: hardwood floors, remodeled kitchen ('09), remodeled baths ('09), finished basement ('07 & '08) and 1 car garage. Newer roof ('08), furnace ('16), A/C (16), water heater ('16), and newer vinyl windows. The spacious living room has cove ceilings and hardwood floor. The Kitchen has ample counter space and counter tops, plus the newer appliances stay with the home. In the basement, there is a L-shaped Rec Room, laundry room and full bath. .. its like a whole other house, with 500 sq ft of finished area. Outside, the yard is fenced to keep the pets and kids safe, has a patio & fire pit to entertain guest, and has a over-sized shed to keep all your stuff out of the elements. FHA and Rural Development Loans welcome. Call today before its too late!

12. 2004-03-10
    soldstatus $108,000
13. 2002-11-01
    soldstatus $103,000
14. 2002-10-29
    soldstatus $103,000
15. 2002-10-29
    soldstatus $103,000
16. 2002-10-02
    historical
17. 2002-09-30
    listed $104,900
18. 2002-09-30
    listed $104,900
19. 2000-05-08
    soldstatus $85,000
20. 2000-05-08
    soldstatus $85,000
21. 2000-04-10
    historical
22. 2000-01-05
    listed $87,500
23. 2000-01-05
    listed $87,500

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: +$95/yr (+$8/mo · 4.0%)

ⓘ 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: −$9,237
• − Property taxes: −$2,350
• − Insurance: −$824
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,797
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $6,112/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

+88.5% since first listed

23 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-08 Listed $164,900 REALCOMP
• 2026-05-08 Listed $164,900 MiRealSource-MiMLS
• 2019-09-09 Sold (Public Records) $119,900 Public Records
• 2019-08-28 Sold (MLS) $119,900 MiRealSource-MiMLS
• 2019-08-28 Sold (MLS) $119,900 REALCOMP
• 2019-08-03 Pending — MiRealSource-MiMLS
• 2019-08-03 Pending — REALCOMP
• 2019-07-26 Listed $119,900 MiRealSource-MiMLS
• 2019-07-26 Listed $119,900 REALCOMP
• 2004-03-10 Sold (Public Records) $108,000 Public Records
• 2002-11-01 Sold (Public Records) $103,000 Public Records
• 2002-10-29 Sold (MLS) $103,000 MiRealSource-MiMLS
• 2002-10-29 Sold (MLS) $103,000 REALCOMP
• 2002-10-02 Listing Removed — MiRealSource-MiMLS
• 2002-09-30 Listed $104,900 MiRealSource-MiMLS
• 2002-09-30 Listed $104,900 REALCOMP
• 2000-05-08 Sold (MLS) $85,000 REALCOMP
• 2000-05-08 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2000-04-10 Listing Removed — MiRealSource-MiMLS
• 2000-01-05 Listed $87,500 REALCOMP
• 2000-01-05 Listed $87,500 MiRealSource-MiMLS

Property tax history

+4.2%/yr

Latest (2025): $2,350 · +3.1% YoY. Source: county tax records.