5090 Jackson Rd · Genesee, MI 48506

$49,900

3 bd · 1.0 ba · 1,360 sqft · SingleFamily · 16 Days on market

Built 1945 1.29 ac lot

---

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
• 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

A rare opportunity for investors, builders, and experienced rehabbers looking for their next project. This property has been taken down to the studs and requires a full renovation, providing a blank canvas to redesign and rebuild to your specifications. Situated on a spacious lot with convenient access to schools, shopping, dining, and major roadways, this property offers significant upside for the right buyer. Perfect for investors seeking a value-add project with the opportunity to create substantial equity. Property sold as-is. Cash buyers only.

Key facts

• Convenient access
• Spacious lot
• Full renovation

Tags

• FULL RENOVATION
• SPACIOUS LOT
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry
• Construction: Aluminum siding; Slab foundation
• Exterior features: Dirt road access; Lot dimensions approximately 116 x 401 (1.29 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 13.57%
• Cash-on-cash: 26.00%
• DSCR: 2.16
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $174,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5202 N Center Rd	0.38mi	3/2.0	1,524 (+12%)	14mo	$195,000	$128	47
4418 Branch Rd	0.50mi	4/1.0 (+1)	1,184 (-13%)	7mo	$75,000	$63	44
4304 Branch Rd	0.72mi	4/1.0 (+1)	1,268 (-7%)	12mo	$175,000	$138	40

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: 19.8%
• Equity multiple: 1.81×
• Total profit: $11,286
• Equity at exit: $7,440

10-year hold

• IRR: 28.2%
• Equity multiple: 3.51×
• Total profit: $35,018
• Equity at exit: $4,314

Cash invested: $13,972 (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: 202
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $303

Break-even live

Break-even rent $588

Max offer price $49,900

Occupancy floor 64%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 N Genesee Rd Flint, MI	2.0	1.0	1050	$899	$0.86	44d	1	1.42mi
5200 N Genesee Rd #104 Flint, MI	2.0	1.0	925	$899	$0.97	13d	1	1.42mi
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $49,900 Active 16 DOM
2. 2026-06-17
   days on market $49,900 Active 15 DOM
3. 2026-06-16
   days on market $49,900 Active 14 DOM
4. 2026-06-15
   days on market $49,900 Active 13 DOM
5. 2026-06-14
   days on market $49,900 Active 11 DOM
6. 2026-06-13
   days on market $49,900 Active 10 DOM
7. 2026-06-10
   days on market $49,900 Active 8 DOM
8. 2026-06-09
   days on market $49,900 Active 7 DOM
9. 2026-06-08
   days on market $49,900 Active 6 DOM
10. 2026-06-07
    days on market $49,900 Active 5 DOM
11. 2026-06-05
    days on market $49,900 Active 2 DOM
12. 2026-06-03
    remarks 554-char remark
13. 2026-06-03
    listed $49,900 Active 1 DOM

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 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: $11,660
• − Mortgage interest: −$2,795
• − Property taxes: −$2,188
• − Insurance: −$250
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,452
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $2,887/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

+10.9% since first listed

20 events — show timeline

• 2026-06-02 Listed $49,900 REALCOMP
• 2026-06-02 Listed $49,900 MiRealSource-MiMLS
• 2023-04-17 Listing Removed — MiRealSource-MiMLS
• 2023-04-17 Listing Removed — REALCOMP
• 2023-01-23 Price Changed $29,500 MiRealSource-MiMLS
• 2023-01-23 Price Changed $29,500 REALCOMP
• 2023-01-12 Price Changed $31,500 MiRealSource-MiMLS
• 2023-01-12 Price Changed $31,500 REALCOMP
• 2022-12-13 Listed $35,000 MiRealSource-MiMLS
• 2022-12-13 Listed $35,000 REALCOMP
• 2021-02-12 Listing Removed — REALCOMP
• 2021-02-12 Listing Removed — MiRealSource-MiMLS
• 2021-02-01 Price Changed $28,500 MiRealSource-MiMLS
• 2021-02-01 Price Changed $28,500 REALCOMP
• 2021-01-15 Relisted — REALCOMP
• 2021-01-13 Listing Removed — REALCOMP
• 2020-11-21 Price Changed $38,500 MiRealSource-MiMLS
• 2020-11-21 Price Changed $38,500 REALCOMP
• 2020-11-07 Listed $45,000 MiRealSource-MiMLS
• 2020-11-07 Listed $45,000 REALCOMP

Property tax history

+7.8%/yr

Latest (2025): $2,188 · +0.9% YoY. Source: county tax records.