2770 N Geeck Rd · Corunna, MI 48817

$119,900

3 bd · 2.0 ba · 2,400 sqft · SingleFamily · 8 Days on market

Built 1950 1.88 ac lot Est $108k · 11% over

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Why this score? — see what drove the D+ 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming home nestled in a serene setting on North Geeck Road, Corunna. Welcome to this spacious home with 2,400 sq. ft. of living space on a generous 1.88-acre parcel - a rare find! Featuring a 2-car garage and mature grounds, this classic residence provides room to grow and a great opportunity for personalization. Step inside to discover a functional floorplan with ample living space. While the kitchen and bathrooms are dated, they provide a perfect canvas for your design vision and value-adding upgrades.

Key facts

• Mature grounds
• Generous parcel
• Functional floorplan

Tags

• SERENE SETTING
• GENEROUS PARCEL
• MATURE GROUNDS
• FUNCTIONAL FLOORPLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.7% below list).
• Recommended offer: $117k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.3% in Corunna — 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 69/100 on livability (#349 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Corunna Public Schools (town): math 24% / reading 40% proficiency, ranked #330 of 540 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Shiawassee County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,647 (2.7% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-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. 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?
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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $108,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2770 N Geeck Rd	0.00mi	3/2.0	2,400 (0%)	2mo	$107,000	$45	98

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,888
• Equity at exit: $17,877

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,890
• Equity at exit: $10,367

Cash invested: $33,572 (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 48817

• Home prices YoY: -26.9%
• Active inventory: 52
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $182

Break-even live

Break-even rent $936

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $250	-5% $216	+0% $182	+5% $148	+10% $114
Rent	-10% $90	-5% $136	+0% $182	+5% $228	+10% $274
Rate	-1.0pp $242	-0.5pp $212	base $182	+0.5pp $151	+1.0pp $119

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-02-26
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Discover this charming home nestled in a serene setting on North Geeck Road, Corunna. Welcome to this spacious home with 2,400 sq. ft. of living space on a generous 1.88-acre parcel - a rare find! Featuring a 2-car garage and mature grounds, this classic residence provides room to grow and a great opportunity for personalization. Step inside to discover a functional floorplan with ample living space. While the kitchen and bathrooms are dated, they provide a perfect canvas for your design vision and value-adding upgrades.

2. 2026-02-26
   status Pending

   Show marketing remark (528 chars)

   Discover this charming home nestled in a serene setting on North Geeck Road, Corunna. Welcome to this spacious home with 2,400 sq. ft. of living space on a generous 1.88-acre parcel - a rare find! Featuring a 2-car garage and mature grounds, this classic residence provides room to grow and a great opportunity for personalization. Step inside to discover a functional floorplan with ample living space. While the kitchen and bathrooms are dated, they provide a perfect canvas for your design vision and value-adding upgrades.

3. 2026-02-18
   listed $119,900 Active 528-char remark

   Show marketing remark (528 chars)

   Discover this charming home nestled in a serene setting on North Geeck Road, Corunna. Welcome to this spacious home with 2,400 sq. ft. of living space on a generous 1.88-acre parcel - a rare find! Featuring a 2-car garage and mature grounds, this classic residence provides room to grow and a great opportunity for personalization. Step inside to discover a functional floorplan with ample living space. While the kitchen and bathrooms are dated, they provide a perfect canvas for your design vision and value-adding upgrades.

4. 2026-02-18
   listed $119,900 Active

   Show marketing remark (528 chars)

   Discover this charming home nestled in a serene setting on North Geeck Road, Corunna. Welcome to this spacious home with 2,400 sq. ft. of living space on a generous 1.88-acre parcel - a rare find! Featuring a 2-car garage and mature grounds, this classic residence provides room to grow and a great opportunity for personalization. Step inside to discover a functional floorplan with ample living space. While the kitchen and bathrooms are dated, they provide a perfect canvas for your design vision and value-adding upgrades.

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$557/yr (+$46/mo · 76.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,998
• − Mortgage interest: −$6,716
• − Property taxes: −$732
• − Insurance: −$600
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,488
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,128/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: Corunna Public Schools
• NCES district ID: 2610860
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $47,801
• Composite: 27.59/100
• National rank: #6935
• State rank: #330 of 540 in MI

Livability — Corunna

• Score: 69/100
• State rank: #349
• US rank: #8909

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,451

Population outlook (Shiawassee County) Hauer SSP2

• Today (2025): 64,238 people
• By 2030: 61,434 · -4.4%
• By 2040: 55,054 · -14.3%
• By 2050: 48,426 · -24.6%
• By 2075: 35,995 · -44.0%
• By 2100: 26,678 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Asian 2% Two or more races 2%
• Common ancestry: Lithuanian 5% Romanian 5% Iranian 4%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Shiawassee

• 2024 margin: Strong R (+23.1) · D 37.7% · R 60.8% · Other 1.6%
• 2008→2024 swing: -31.7pp toward R · 2008: 8.6pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.9 2016: R+19.6 2012: D+3.7 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.76%
• Current HPI: 249.693
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-26 Pending — MiRealSource-MiMLS
• 2026-02-26 Pending — REALCOMP
• 2026-02-18 Listed $119,900 REALCOMP
• 2026-02-18 Listed $119,900 MiRealSource-MiMLS

Property tax history

-3.9%/yr

Latest (2025): $732 · -74.1% YoY. Source: county tax records.