3317 Cheyenne Ave · Burton, MI 48529

$109,900

3 bd · 2.0 ba · 1,595 sqft · SingleFamily · 48 Days on market

Built 1930 5,227 sqft lot $69/sqft · 12% above area Est $98k · 12% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath home has updated vinyl siding, newer windows and roof. Kitchen has been updated and includes all appliances. Primary bedroom is on the main floor with a full bath. The upstairs can be 2 bedrooms or a sitting area and bedroom and bath. The main floor has a den/office with outside entrance. The basement has a finished tornado shelter and partially finished. The backyard is fenced and has a 2 car detached garage.

Key facts

• Updated vinyl siding
• Newer windows
• Updated kitchen

Tags

• UPDATED VINYL SIDING
• NEWER WINDOWS
• UPDATED KITCHEN
• ALL APPLIANCES
• PRIMARY BEDROOM ON MAIN FLOOR
• FINISHED TORNADO SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Bendle Public Schools (suburban): math 6% / reading 29% proficiency, ranked #487 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k 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 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1930 — 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 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?
5. 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?
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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $97,783
• List price: $109,900
• Delta: 12.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Macdonald Ave Ave	0.25mi	3/1.5	1,495 (-6%)	6mo	$101,900	$68	71
905 Macdonald Ave	0.24mi	3/1.0	1,541 (-3%)	10mo	$120,000	$78	70
818 Mckinley Ave	0.41mi	3/2.0	1,630 (+2%)	9mo	$115,000	$71	70
3814 Shawnee Ave	0.57mi	3/2.0	1,604 (+1%)	9mo	$114,000	$71	65
2399 E Parkwood Ave	0.60mi	3/1.5	1,681 (+5%)	1mo	$170,000	$101	61
818 Dell Ave	0.32mi	3/1.0	1,774 (+11%)	3mo	$95,000	$54	60
617 Mckeighan Ave	0.43mi	3/2.0	1,374 (-14%)	1mo	$146,000	$106	56
3442 Griffith St	0.67mi	3/2.0	1,690 (+6%)	3mo	$165,000	$98	56
4209 Custer Ave	0.68mi	3/1.0	1,523 (-4%)	8mo	$80,000	$53	50
3128 Ludwig St	0.43mi	4/2.0 (+1)	1,370 (-14%)	3mo	$165,000	$120	49
4222 Circle Dr	0.54mi	2/2.0 (-1)	1,420 (-11%)	9mo	$68,500	$48	44
549 Buckingham Ave	0.69mi	2/1.0 (-1)	1,374 (-14%)	7mo	$42,800	$31	30

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,677
• Equity at exit: $16,386

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $17,169
• Equity at exit: $9,502

Cash invested: $30,772 (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 48529

• Home prices YoY: -26.5%
• Active inventory: 53
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$576
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $237

Break-even live

Break-even rent $935

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.23mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.26mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	0.57mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.61mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.71mi
3440 Creekside Blvd Burton, MI	3.0	2.0	1512	$1,424	$0.94	14d	1	1.43mi

Listing history 19 events

1. 2026-06-10
   status $109,900 Pending 48 DOM
2. 2026-06-09
   days on market $109,900 Active 48 DOM
3. 2026-06-08
   days on market $109,900 Active 47 DOM
4. 2026-06-07
   days on market $109,900 Active 46 DOM
5. 2026-06-05
   days on market $109,900 Active 43 DOM
6. 2026-06-03
   days on market $109,900 Active 42 DOM
7. 2026-06-02
   days on market $109,900 Active 41 DOM
8. 2026-06-01
   days on market $109,900 Active 40 DOM
9. 2026-05-31
   days on market $109,900 Active 39 DOM
10. 2026-05-30
    days on market $109,900 Active 38 DOM
11. 2026-05-16
    price $109,900 435-char remark

    Show marketing remark (435 chars)

    This 3 bedroom 2 bath home has updated vinyl siding, newer windows and roof. Kitchen has been updated and includes all appliances. Primary bedroom is on the main floor with a full bath. The upstairs can be 2 bedrooms or a sitting area and bedroom and bath. The main floor has a den/office with outside entrance. The basement has a finished tornado shelter and partially finished. The backyard is fenced and has a 2 car detached garage.

12. 2026-05-16
    price $109,900 435-char remark

    Show marketing remark (435 chars)

    This 3 bedroom 2 bath home has updated vinyl siding, newer windows and roof. Kitchen has been updated and includes all appliances. Primary bedroom is on the main floor with a full bath. The upstairs can be 2 bedrooms or a sitting area and bedroom and bath. The main floor has a den/office with outside entrance. The basement has a finished tornado shelter and partially finished. The backyard is fenced and has a 2 car detached garage.

13. 2026-04-22
    listed $119,900 Active 435-char remark

    Show marketing remark (435 chars)

    This 3 bedroom 2 bath home has updated vinyl siding, newer windows and roof. Kitchen has been updated and includes all appliances. Primary bedroom is on the main floor with a full bath. The upstairs can be 2 bedrooms or a sitting area and bedroom and bath. The main floor has a den/office with outside entrance. The basement has a finished tornado shelter and partially finished. The backyard is fenced and has a 2 car detached garage.

14. 2026-04-22
    listed $119,900 Active 435-char remark

    Show marketing remark (435 chars)

    This 3 bedroom 2 bath home has updated vinyl siding, newer windows and roof. Kitchen has been updated and includes all appliances. Primary bedroom is on the main floor with a full bath. The upstairs can be 2 bedrooms or a sitting area and bedroom and bath. The main floor has a den/office with outside entrance. The basement has a finished tornado shelter and partially finished. The backyard is fenced and has a 2 car detached garage.

15. 1995-09-21
    soldstatus $50,000
16. 1995-09-21
    soldstatus $50,000
17. 1995-08-04
    historical
18. 1995-07-10
    listed $51,500
19. 1995-07-10
    listed $51,500

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$148/yr (+$12/mo · 10.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,824
• − Mortgage interest: −$6,156
• − Property taxes: −$1,396
• − Insurance: −$550
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,197
• Taxable income: $1,154
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,573/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: Bendle Public Schools
• NCES district ID: 2604740
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $35,492
• Composite: 14.36/100
• National rank: #9438
• State rank: #487 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): 8,959

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 (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -82.30%
• Current HPI: 228.5338
• 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

+113.4% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-16 Price Changed $109,900 REALCOMP
• 2026-04-22 Listed $119,900 REALCOMP
• 2026-04-22 Listed $119,900 MiRealSource-MiMLS
• 1995-09-21 Sold (MLS) $50,000 MiRealSource-MiMLS
• 1995-09-21 Sold (MLS) $50,000 REALCOMP
• 1995-08-04 Listing Removed — MiRealSource-MiMLS
• 1995-07-10 Listed $51,500 MiRealSource-MiMLS
• 1995-07-10 Listed $51,500 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $1,396 · +3.0% YoY. Source: county tax records.