3459 Pine Rdg · Burton, MI 48519

$55,000

3 bd · 2.0 ba · 1,404 sqft · Other · 107 Days on market

Built 2015 $39/sqft · 69% below area $704/mo HOA · 49% of rent ↓ 8% since listing

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Why this score? — see what drove the C- 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 +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious and well-maintained 3-bedroom, 2-bath manufactured home located in the peaceful Creekwood Manufactured Home Community. Offering comfortable living, generous storage, and great community amenities, this home is ready for its next owner. Step inside to find a bright and open layout featuring a large kitchen designed for both everyday living and entertaining. The kitchen offers abundant cabinet space, a large pantry, and includes a gas stove, dishwasher, microwave, and refrigerator, all staying with the home. Convenient first-floor laundry adds to the home's functionality. All three bedrooms are impressively sized and feature walk-in closets, providing plenty of storage throughout. The spacious primary suite includes a private attached bathroom with a double vanity, stand-up shower, and linen closet for added convenience. The home features both front and back decks along with a storage shed, providing additional outdoor space and extra room for tools, seasonal items, or hobbies. Residents of Creekwood enjoy a quiet neighborhood atmosphere where neighbors walk dogs and enjoy the community throughout the spring and summer months. Community amenities include two playgrounds, basketball courts, a fitness center, picnic areas with tables and grills, and a clubhouse available to rent for private gatherings and events. Lot rent is $704 per month, and financing options are available, making this an excellent opportunity for affordable homeownership. Schedule your showing today and see everything this home and community have to offer!

Key facts

• Double vanity
• Stand-up shower
• Large kitchen

Tags

• LARGE KITCHEN
• ABUNDANT CABINET SPACE
• PRIVATE ATTACHED BATHROOM
• DOUBLE VANITY
• STAND-UP SHOWER
• FRONT AND BACK DECKS

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$177,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $59 ($702/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Atherton Community Schools (suburban): math 13% / reading 23% proficiency, ranked #481 of 540 in MI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 108 active listings in the ZIP; 2 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 $380 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.63% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 3.2

CMA / ARV

• ARV (median comp): $177,300
• List price: $55,000
• Delta: -68.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-4,732
• Equity at exit: $8,201

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $2,523
• Equity at exit: $4,755

Cash invested: $15,400 (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 48519

• Home prices YoY: -20.5%
• Active inventory: 108
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$704
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $59

Break-even live

Break-even rent $1,372

Max offer price $55,000

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 Creekside Blvd Burton, MI	3.0	2.0	1512	$1,424	$0.94	13d	1	0.16mi
5403 E Bristol Rd Burton, MI	3.0	1.0	1050	$1,675	$1.60	44d	1	1.31mi

HOA detail

• Monthly dues: $704 · $8,448/yr
• Likely covers: gaslandscapinggym

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 107 DOM
2. 2026-06-17
   days on market $55,000 Active 106 DOM
3. 2026-06-16
   days on market $55,000 Active 105 DOM
4. 2026-06-15
   days on market $55,000 Active 104 DOM
5. 2026-06-14
   days on market $55,000 Active 102 DOM
6. 2026-06-13
   days on market $55,000 Active 101 DOM
7. 2026-06-10
   days on market $55,000 Active 99 DOM
8. 2026-06-09
   pricedays on market $55,000 Active 98 DOM
9. 2026-06-08
   days on market $60,000 Active 97 DOM
10. 2026-06-07
    days on market $60,000 Active 96 DOM
11. 2026-06-05
    days on market $60,000 Active 93 DOM
12. 2026-06-02
    days on market $60,000 Active 91 DOM
13. 2026-06-01
    days on market $60,000 Active 90 DOM
14. 2026-05-31
    days on market $60,000 Active 89 DOM
15. 2026-05-30
    days on market $60,000 Active 88 DOM
16. 2026-04-13
    price $60,000 1578-char remark

    Show marketing remark (1586 chars)

    Welcome home to this spacious and well-maintained 3-bedroom, 2-bath manufactured home located in the peaceful Creekwood Manufactured Home Community. Offering comfortable living, generous storage, and great community amenities, this home is ready for its next owner. Step inside to find a bright and open layout featuring a large kitchen designed for both everyday living and entertaining. The kitchen offers abundant cabinet space, a large pantry, and includes a gas stove, dishwasher, microwave, and refrigerator, all staying with the home. Convenient first-floor laundry adds to the home’s functionality. All three bedrooms are impressively sized and feature walk-in closets, providing plenty of storage throughout. The spacious primary suite includes a private attached bathroom with a double vanity, stand-up shower, and linen closet for added convenience. The home features both front and back decks along with a storage shed, providing additional outdoor space and extra room for tools, seasonal items, or hobbies. Residents of Creekwood enjoy a quiet neighborhood atmosphere where neighbors walk dogs and enjoy the community throughout the spring and summer months. Community amenities include two playgrounds, basketball courts, a fitness center, picnic areas with tables and grills, and a clubhouse available to rent for private gatherings and events. Lot rent is $704 per month, and financing options are available, making this an excellent opportunity for affordable homeownership. Schedule your showing today and see everything this home and community have to offer!

17. 2026-04-13
    price $60,000 1586-char remark

    Show marketing remark (1586 chars)

    Welcome home to this spacious and well-maintained 3-bedroom, 2-bath manufactured home located in the peaceful Creekwood Manufactured Home Community. Offering comfortable living, generous storage, and great community amenities, this home is ready for its next owner. Step inside to find a bright and open layout featuring a large kitchen designed for both everyday living and entertaining. The kitchen offers abundant cabinet space, a large pantry, and includes a gas stove, dishwasher, microwave, and refrigerator, all staying with the home. Convenient first-floor laundry adds to the home’s functionality. All three bedrooms are impressively sized and feature walk-in closets, providing plenty of storage throughout. The spacious primary suite includes a private attached bathroom with a double vanity, stand-up shower, and linen closet for added convenience. The home features both front and back decks along with a storage shed, providing additional outdoor space and extra room for tools, seasonal items, or hobbies. Residents of Creekwood enjoy a quiet neighborhood atmosphere where neighbors walk dogs and enjoy the community throughout the spring and summer months. Community amenities include two playgrounds, basketball courts, a fitness center, picnic areas with tables and grills, and a clubhouse available to rent for private gatherings and events. Lot rent is $704 per month, and financing options are available, making this an excellent opportunity for affordable homeownership. Schedule your showing today and see everything this home and community have to offer!

18. 2026-03-02
    listed $65,000 Active 1578-char remark

    Show marketing remark (1586 chars)

    Welcome home to this spacious and well-maintained 3-bedroom, 2-bath manufactured home located in the peaceful Creekwood Manufactured Home Community. Offering comfortable living, generous storage, and great community amenities, this home is ready for its next owner. Step inside to find a bright and open layout featuring a large kitchen designed for both everyday living and entertaining. The kitchen offers abundant cabinet space, a large pantry, and includes a gas stove, dishwasher, microwave, and refrigerator, all staying with the home. Convenient first-floor laundry adds to the home’s functionality. All three bedrooms are impressively sized and feature walk-in closets, providing plenty of storage throughout. The spacious primary suite includes a private attached bathroom with a double vanity, stand-up shower, and linen closet for added convenience. The home features both front and back decks along with a storage shed, providing additional outdoor space and extra room for tools, seasonal items, or hobbies. Residents of Creekwood enjoy a quiet neighborhood atmosphere where neighbors walk dogs and enjoy the community throughout the spring and summer months. Community amenities include two playgrounds, basketball courts, a fitness center, picnic areas with tables and grills, and a clubhouse available to rent for private gatherings and events. Lot rent is $704 per month, and financing options are available, making this an excellent opportunity for affordable homeownership. Schedule your showing today and see everything this home and community have to offer!

19. 2026-03-02
    listed $65,000 Active 1586-char remark

    Show marketing remark (1586 chars)

    Welcome home to this spacious and well-maintained 3-bedroom, 2-bath manufactured home located in the peaceful Creekwood Manufactured Home Community. Offering comfortable living, generous storage, and great community amenities, this home is ready for its next owner. Step inside to find a bright and open layout featuring a large kitchen designed for both everyday living and entertaining. The kitchen offers abundant cabinet space, a large pantry, and includes a gas stove, dishwasher, microwave, and refrigerator, all staying with the home. Convenient first-floor laundry adds to the home’s functionality. All three bedrooms are impressively sized and feature walk-in closets, providing plenty of storage throughout. The spacious primary suite includes a private attached bathroom with a double vanity, stand-up shower, and linen closet for added convenience. The home features both front and back decks along with a storage shed, providing additional outdoor space and extra room for tools, seasonal items, or hobbies. Residents of Creekwood enjoy a quiet neighborhood atmosphere where neighbors walk dogs and enjoy the community throughout the spring and summer months. Community amenities include two playgrounds, basketball courts, a fitness center, picnic areas with tables and grills, and a clubhouse available to rent for private gatherings and events. Lot rent is $704 per month, and financing options are available, making this an excellent opportunity for affordable homeownership. Schedule your showing today and see everything this home and community have to offer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,356
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − HOA: −$8,448
• − Depreciation: −$1,600
• Taxable income: $350
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $618/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: Atherton Community Schools
• NCES district ID: 2603540
• Math proficiency: 13% ▼ -2.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $39,416
• Composite: 15.21/100
• National rank: #9341
• State rank: #481 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): 7,523

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 14% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -65.66%
• Current HPI: 255.0753
• 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

-7.7% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $60,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $60,000 REALCOMP
• 2026-03-02 Listed $65,000 REALCOMP
• 2026-03-02 Listed $65,000 MiRealSource-MiMLS