3200 N Averill Ave · Genesee, MI 48506

$139,900

4 bd · 3.0 ba · 1,392 sqft · SingleFamily · 51 Days on market

Built 1955 9,148 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You do not want to miss out on this cash flowing duplex in Genesee Township and Kearsley School District! The 3 bedroom 2 bath unit is rented at $1,100/month. The 2 bedroom unit is rented for $700/month. It is completely updated! Separate meters for electric and gas. Separate room for laundry. Call today for more information and to schedule a showing!

Key facts

• Cash flowing duplex
• Updated
• Separate meters

Tags

• CASH FLOWING DUPLEX
• UPDATED
• SEPARATE METERS
• SEPARATE ROOM FOR LAUNDRY

Property features AI

Finance

• Financial info: Annual property tax approximately $3,099

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two levels
• Construction: Above-grade finished area approximately 1,392 (square feet)
• Exterior features: Lot roughly 61 x 150

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Separate meters for heating; No central cooling
• Interior features: Basement included; Three full bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $12 ($148/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 $134k (3.9% below list).
• Recommended offer: $134k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weston Elementary School (424 students, 80% FRL); Armstrong Middle School (math 22% / reading 38%, grade F, #337 of 493 statewide, top 69%, 651 students, 85% FRL); Kearsley High School (math 27% / reading 47%, grade F, #334 of 713 statewide, top 51%, 887 students, 82% FRL) — zoned schools average 82% FRL vs 55% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 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).
• This rent runs 34% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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 $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,493 (3.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.96% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $75,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3710 Branch Rd	0.39mi	4/1.5	1,298 (-7%)	6mo	$40,500	$31	59
2975 Henry St	0.42mi	4/1.5	1,225 (-12%)	3mo	$50,000	$41	52
3153 Thom St	0.64mi	3/1.0 (-1)	1,378 (-1%)	8mo	$80,000	$58	49
3632 Western Rd	0.60mi	3/1.5 (-1)	1,357 (-2%)	12mo	$47,500	$35	46
3301 S Kearsley Blvd	0.68mi	3/1.0 (-1)	1,440 (+3%)	7mo	$132,200	$92	44
3088 Layman Dr	0.73mi	3/2.0 (-1)	1,472 (+6%)	5mo	$174,000	$118	43
2822 Epsilon Trl	0.61mi	3/1.0 (-1)	1,522 (+9%)	0mo	$78,640	$52	43
2910 Arizona Ave	0.61mi	3/1.0 (-1)	1,450 (+4%)	11mo	$73,000	$50	42
4057 Welcome Dr	0.64mi	4/1.5	1,576 (+13%)	8mo	$195,000	$124	36
3307 S Kearsley Blvd	0.68mi	3/2.0 (-1)	1,200 (-14%)	4mo	$140,000	$117	33
2801 Epsilon Trl	0.67mi	3/1.0 (-1)	1,576 (+13%)	6mo	$85,000	$54	29
2818 Epsilon Trl	0.62mi	3/1.0 (-1)	1,595 (+15%)	9mo	$66,000	$41	27

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-21,814
• Equity at exit: $20,860

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-17,694
• Equity at exit: $12,096

Cash invested: $39,172 (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 48506

• Active inventory: 204
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $12

Break-even live

Break-even rent $1,329

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $92	-5% $52	+0% $12	+5% $-27	+10% $-67
Rent	-10% $-94	-5% $-41	+0% $12	+5% $65	+10% $119
Rate	-1.0pp $83	-0.5pp $48	base $12	+0.5pp $-24	+1.0pp $-61

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	15d	1	1.10mi

Listing history 47 events

1. 2026-06-21
   days on market $139,900 Active 51 DOM
2. 2026-06-18
   days on market $139,900 Active 48 DOM
3. 2026-06-17
   days on market $139,900 Active 47 DOM
4. 2026-06-16
   days on market $139,900 Active 46 DOM
5. 2026-06-15
   days on market $139,900 Active 45 DOM
6. 2026-06-14
   days on market $139,900 Active 43 DOM
7. 2026-06-13
   days on market $139,900 Active 42 DOM
8. 2026-06-10
   days on market $139,900 Active 40 DOM
9. 2026-06-09
   days on market $139,900 Active 39 DOM
10. 2026-06-08
    days on market $139,900 Active 38 DOM
11. 2026-06-07
    days on market $139,900 Active 37 DOM
12. 2026-06-05
    days on market $139,900 Active 34 DOM
13. 2026-06-02
    days on market $139,900 Active 32 DOM
14. 2026-06-01
    days on market $139,900 Active 31 DOM
15. 2026-05-31
    days on market $139,900 Active 30 DOM
16. 2026-05-30
    days on market $139,900 Active 29 DOM
17. 2026-05-01
    listed $139,900 Active

    Show marketing remark (353 chars)

    You do not want to miss out on this cash flowing duplex in Genesee Township and Kearsley School District! The 3 bedroom 2 bath unit is rented at $1,100/month. The 2 bedroom unit is rented for $700/month. It is completely updated! Separate meters for electric and gas. Separate room for laundry. Call today for more information and to schedule a showing!

18. 2026-05-01
    listed $139,900 Active 353-char remark

    Show marketing remark (353 chars)

    You do not want to miss out on this cash flowing duplex in Genesee Township and Kearsley School District! The 3 bedroom 2 bath unit is rented at $1,100/month. The 2 bedroom unit is rented for $700/month. It is completely updated! Separate meters for electric and gas. Separate room for laundry. Call today for more information and to schedule a showing!

19. 2026-01-02
    historical
20. 2026-01-02
    historical
21. 2025-09-28
    listed $139,900 Active
22. 2025-09-27
    listed $139,900 Active
23. 2023-06-12
    soldstatus $45,000 Sold
24. 2023-06-12
    soldstatus $45,000 Closed
25. 2023-06-01
    status Pending
26. 2023-06-01
    status Pending
27. 2023-05-31
    status Active
28. 2023-05-31
    status Active
29. 2023-05-23
    status Pending
30. 2023-05-23
    status Pending
31. 2023-05-21
    price $50,000
32. 2023-05-21
    price $50,000
33. 2023-05-05
    price $60,000
34. 2023-05-05
    price $60,000
35. 2023-05-02
    price $65,000
36. 2023-05-01
    price $65,000
37. 2023-04-19
    price $75,000
38. 2023-04-18
    price $75,000
39. 2023-04-06
    listed $80,000 Active
40. 2023-04-06
    listed $80,000 Active
41. 2014-04-24
    soldstatus $15,500
42. 2014-04-07
    historical
43. 2014-01-17
    listed $17,900
44. 2014-01-16
    listed $17,900
45. 2001-11-09
    soldstatus $60,000
46. 2001-08-31
    historical
47. 2001-05-14
    listed $75,000

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $3,099 · $258/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,139
• − Mortgage interest: −$7,837
• − Property taxes: −$3,099
• − Insurance: −$700
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,070
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $663/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 in MI

Livability — Genesee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• Metro: Flint, MI
• 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

+86.5% since first listed

31 events — show timeline

• 2026-05-01 Listed $139,900 MiRealSource-MiMLS
• 2026-05-01 Listed $139,900 REALCOMP
• 2026-01-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-02 Listing Removed — REALCOMP
• 2025-09-28 Listed $139,900 REALCOMP
• 2025-09-27 Listed $139,900 MiRealSource-MiMLS
• 2023-06-12 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2023-06-12 Sold (MLS) $45,000 REALCOMP
• 2023-06-01 Pending — MiRealSource-MiMLS
• 2023-06-01 Pending — REALCOMP
• 2023-05-31 Relisted — MiRealSource-MiMLS
• 2023-05-31 Relisted — REALCOMP
• 2023-05-23 Pending — REALCOMP
• 2023-05-23 Pending — MiRealSource-MiMLS
• 2023-05-21 Price Changed $50,000 MiRealSource-MiMLS
• 2023-05-21 Price Changed $50,000 REALCOMP
• 2023-05-05 Price Changed $60,000 MiRealSource-MiMLS
• 2023-05-05 Price Changed $60,000 REALCOMP
• 2023-05-02 Price Changed $65,000 MiRealSource-MiMLS
• 2023-05-01 Price Changed $65,000 REALCOMP
• 2023-04-19 Price Changed $75,000 MiRealSource-MiMLS
• 2023-04-18 Price Changed $75,000 REALCOMP
• 2023-04-06 Listed $80,000 MiRealSource-MiMLS
• 2023-04-06 Listed $80,000 REALCOMP
• 2014-04-24 Sold (MLS) $15,500 REALCOMP
• 2014-04-07 Listing Removed — MiRealSource-MiMLS
• 2014-01-17 Listed $17,900 MiRealSource-MiMLS
• 2014-01-16 Listed $17,900 REALCOMP
• 2001-11-09 Sold (Public Records) $60,000 Public Records
• 2001-08-31 Listing Removed — MiRealSource-MiMLS
• 2001-05-14 Listed $75,000 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $3,099 · -0.9% YoY. Source: county tax records.