5465 Raymond Ave · Burton, MI 48509

$83,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily · 1 Days on market

Built 1955 0.31 ac lot

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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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please remove shoes at door or wear covers. A Michigan Licensed Real Estate agent must accompany buyers to all showings, inspections and walk-throughs. Measurements are approximate. .. BATVAI. All information is deemed reliable but not guaranteed.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private water from well; Public sewer available; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Built on a crawl space foundation
• Exterior features: Deck; Porch; Paved road access; Lot approximately 0.31 acres (60 x 225)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Dining room fireplace; Crawl space basement; 3 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Cap rate 16.9% 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.
• Bentley Community School District (suburban): math 10% / reading 27% proficiency, ranked #473 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 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 $574 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 34y 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 $30k; list at $83k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,000

Questions for the listing agent

1. Built in 1955 — 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: 2.02% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $173,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 Forest Ave	0.36mi	3/1.0	1,172 (+0%)	3mo	$165,000	$141	80
1166 Forest Ave	0.36mi	2/1.0 (-1)	1,109 (-5%)	2mo	$100,000	$90	68
6089 Lapeer Rd	0.41mi	3/1.5	1,212 (+4%)	9mo	$180,100	$149	65
1355 Blanch Ave	0.52mi	3/2.0	1,221 (+4%)	11mo	$193,000	$158	56
1413 Martha Ave	0.56mi	3/1.0	1,062 (-9%)	4mo	$135,000	$127	55
6274 E Court St N	0.49mi	2/1.0 (-1)	1,136 (-3%)	16mo	$174,000	$153	54
1441 Cutler St	0.60mi	3/1.0	1,116 (-5%)	13mo	$181,500	$163	53
6149 Roberta St	0.61mi	3/1.0	1,032 (-12%)	7mo	$175,000	$170	46
6038 Pearl St	0.49mi	3/1.0	1,012 (-14%)	12mo	$150,000	$148	45
1483 S Belsay Rd	0.70mi	3/1.0	1,264 (+8%)	11mo	$120,000	$95	45
1431 Denies St	0.63mi	2/1.0 (-1)	1,082 (-8%)	11mo	$153,000	$141	44
1459 Audrey St	0.74mi	3/2.0	1,295 (+11%)	11mo	$170,000	$131	35

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: 34.0%
• Equity multiple: 2.44×
• Total profit: $33,368
• Equity at exit: $12,376

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $89,438
• Equity at exit: $7,176

Cash invested: $23,240 (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 48509

• Active inventory: 83
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $735

Break-even live

Break-even rent $745

Max offer price $83,000

Occupancy floor 51%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Lasalle Ave Burton, MI	3.0	1.5	942	$1,675	$1.78	44d	1	0.83mi

Listing history 2 events

1. 2026-06-16
   remarks 247-char remark

   Show marketing remark (247 chars)

   Please remove shoes at door or wear covers. A Michigan Licensed Real Estate agent must accompany buyers to all showings, inspections and walk-throughs. Measurements are approximate. .. BATVAI. All information is deemed reliable but not guaranteed.

2. 2026-06-16
   listed $83,000 Pending 1 DOM

   Show marketing remark (247 chars)

   Please remove shoes at door or wear covers. A Michigan Licensed Real Estate agent must accompany buyers to all showings, inspections and walk-throughs. Measurements are approximate. .. BATVAI. All information is deemed reliable but not guaranteed.

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 5/10 Major FEMA zone X (unshaded) · 66% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,100
• − Mortgage interest: −$4,649
• − Property taxes: −$1,426
• − Insurance: −$415
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,415
• Taxable income: $7,979
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,900/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: Bentley Community School District
• NCES district ID: 2604800
• Math proficiency: 10% ▼ -7.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $48,977
• Composite: 16.51/100
• National rank: #9183
• State rank: #473 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): 9,532

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -148.63%
• Current HPI: 210.1588
• 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

+72.9% since first listed

55 events — show timeline

• 2026-06-16 Pending — REALCOMP
• 2026-06-16 Listed $83,000 REALCOMP
• 2026-06-16 Listed $83,000 MiRealSource-MiMLS
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-06-30 Sold (MLS) $30,500 MiRealSource-MiMLS
• 2010-06-30 Sold (MLS) $30,500 REALCOMP
• 2010-06-18 Listing Removed — MiRealSource-MiMLS
• 2010-06-17 Listed $20,000 MiRealSource-MiMLS
• 2010-06-17 Listed $20,000 REALCOMP
• 2008-01-10 Listing Removed — REALCOMP
• 2008-01-10 Listing Removed — MiRealSource-MiMLS
• 2007-10-04 Sold (Public Records) $116,726 Public Records
• 2007-09-21 Listed $114,900 REALCOMP
• 2007-09-21 Listed $114,900 MiRealSource-MiMLS
• 2007-09-20 Listing Removed — REALCOMP
• 2007-09-20 Listing Removed — MiRealSource-MiMLS
• 2007-09-20 Listing Removed — REALCOMP
• 2007-03-18 Listed $94,900 MiRealSource-MiMLS
• 2007-03-18 Listed $94,900 REALCOMP
• 2007-03-15 Listed $94,900 REALCOMP
• 2007-01-26 Listing Removed — MiRealSource-MiMLS
• 2006-09-27 Listed $119,900 MiRealSource-MiMLS
• 2006-09-27 Listed $119,900 REALCOMP
• 2006-09-16 Listing Removed — REALCOMP
• 2006-07-19 Listing Removed — REALCOMP
• 2006-07-12 Listed $124,900 MiRealSource-MiMLS
• 2006-07-12 Listing Removed — MiRealSource-MiMLS
• 2006-07-12 Listed $124,900 REALCOMP
• 2006-07-12 Listed $124,900 REALCOMP
• 2006-06-27 Listing Removed — MiRealSource-MiMLS
• 2006-06-27 Listed $124,900 MiRealSource-MiMLS
• 2006-06-27 Listed $124,900 REALCOMP
• 2006-03-02 Listing Removed — MiRealSource-MiMLS
• 2006-03-02 Listed $124,900 MiRealSource-MiMLS
• 2006-03-02 Listed $124,900 REALCOMP
• 2006-03-01 Listed $124,900 REALCOMP
• 2004-05-11 Listing Removed — MiRealSource-MiMLS
• 2004-05-11 Listed $114,900 MiRealSource-MiMLS
• 2004-05-11 Listed $114,900 REALCOMP
• 2001-11-21 Sold (Public Records) $69,000 Public Records
• 2001-11-08 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2001-11-08 Sold (MLS) $69,000 REALCOMP
• 2001-10-09 Listing Removed — MiRealSource-MiMLS
• 2001-10-03 Listed $69,600 MiRealSource-MiMLS
• 2001-10-03 Listed $69,600 REALCOMP
• 1992-08-31 Listing Removed — MiRealSource-MiMLS
• 1992-08-28 Sold (MLS) $46,250 REALCOMP
• 1992-08-28 Sold (MLS) $46,250 MiRealSource-MiMLS
• 1992-06-01 Listed $48,000 REALCOMP
• 1992-06-01 Listed $48,000 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2025): $1,426 · +1.2% YoY. Source: county tax records.