6274 Cree Ct · Genesee, MI 48506

$54,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily · 184 Days on market

Built 1996 Good condition 436 sqft lot $38/sqft · 61% below area $535/mo HOA · 52% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

Key facts

• Built 1996
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $40k (27.5% below list).
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $40k (27.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Genesee School District (suburban): math 14% / reading 28% proficiency, ranked #464 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Haas Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 389 students, 86% FRL); Genesee High School (math 12% / reading 47%, grade F, #441 of 713 statewide, top 64%, 342 students, 90% FRL) — zoned schools average 88% FRL vs 63% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 184 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 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 52% of rent.

Recommended offer $39,818 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.87% ✓
• Cap rate: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 4.5

CMA / ARV

• ARV (median comp): $142,231
• List price: $54,900
• Delta: -61.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6275 N Ute (lot 425) Rd	0.11mi	3/2.0	1,600 (+10%)	15mo	$25,900	$16	66
6275 N Ute (Lot 425) Rd	0.12mi	3/2.0	1,600 (+10%)	15mo	$25,900	$16	65
677 Crabapple Ct	0.32mi	3/2.0	1,430 (-2%)	22mo	$35,000	$24	64
5042 E Stanley Rd	0.45mi	3/1.5	1,350 (-7%)	14mo	$185,000	$137	54
129 Pineview Dr	0.45mi	3/2.0	1,612 (+11%)	9mo	$38,000	$24	53
578 Sycamore Ct	0.41mi	3/2.0	1,248 (-14%)	9mo	$28,000	$22	50
4397 Stanley Rd	0.68mi	2/2.0 (-1)	1,347 (-7%)	8mo	$175,000	$130	45
4503 Marlborough Dr	0.70mi	3/2.0	1,304 (-10%)	9mo	$160,000	$123	43
240 Green Valley Dr	0.56mi	4/2.0 (+1)	1,600 (+10%)	15mo	$34,900	$22	39
5474 Country Ln	0.71mi	3/1.0	1,620 (+12%)	7mo	$170,000	$105	38
5480 Country Ln	0.70mi	3/1.5	1,284 (-12%)	11mo	$75,000	$58	37

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: -29.5%
• Equity multiple: 0.01×
• Total profit: $-15,190
• Equity at exit: $8,186

10-year hold

• IRR: -26.8%
• Equity multiple: -0.33×
• Total profit: $-20,376
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$535
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-104

Break-even live

Break-even rent $1,157

Max offer price $39,818

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-85	+0% $-104	+5% $-123	+10% $-142
Rent	-10% $-185	-5% $-145	+0% $-104	+5% $-64	+10% $-23
Rate	-1.0pp $-77	-0.5pp $-90	base $-104	+0.5pp $-118	+1.0pp $-133

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6152 N Genesee Rd Flint, MI	3.0–4.0	2.0	1279	$999	$0.78	15d	1	0.24mi
5200 N Genesee Rd Flint, MI	2.0	1.0	1050	$899	$0.86	45d	1	1.18mi
5200 N Genesee Rd #104 Flint, MI	2.0	1.0	925	$899	$0.97	15d	1	1.18mi

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 24 events

1. 2026-06-21
   days on market $54,900 Active 184 DOM
2. 2026-06-18
   days on market $54,900 Active 181 DOM
3. 2026-06-17
   days on market $54,900 Active 180 DOM
4. 2026-06-16
   days on market $54,900 Active 179 DOM
5. 2026-06-15
   days on market $54,900 Active 178 DOM
6. 2026-06-14
   days on market $54,900 Active 176 DOM
7. 2026-06-13
   days on market $54,900 Active 175 DOM
8. 2026-06-10
   days on market $54,900 Active 173 DOM
9. 2026-06-09
   days on market $54,900 Active 172 DOM
10. 2026-06-08
    days on market $54,900 Active 171 DOM
11. 2026-06-07
    remarks 222-char remark
12. 2026-06-07
    pricedays on market $54,900 Active 170 DOM
13. 2026-06-02
    days on market $59,900 Active 165 DOM
14. 2026-06-01
    days on market $59,900 Active 164 DOM
15. 2026-05-31
    days on market $59,900 Active 163 DOM
16. 2026-05-30
    days on market $59,900 Active 162 DOM
17. 2026-02-27
    price $59,900 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

18. 2026-02-26
    price $59,900 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

19. 2026-02-13
    price $62,900 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

20. 2026-02-12
    price $62,900 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

21. 2025-12-19
    listed $64,900 Active 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

22. 2025-12-19
    listed $64,900 Active 176-char remark

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

23. 2025-12-19
    listed $64,900 Active

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

24. 2025-12-19
    listed $64,900 Active

    Show marketing remark (176 chars)

    This nicely updated three bed two bath home with open floor plan and covered porch is perfect for those looking for a nice home that is affordable. Make your appointment today.

ⓘ 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: $12,306
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$985
• − Management: −$985
• − HOA: −$6,420
• − Depreciation: −$1,597
• Taxable loss: −$1,853
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $-806/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This updated three-bedroom, two-bath home with an open floor plan and covered porch is in good condition and ready for move-in. It has a good resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — improves curb appeal and adds value
• Rental ceiling fans — improves air circulation and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — improves curb appeal and adds value ↑
• Rental ceiling fans — improves air circulation and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Genesee School District
• NCES district ID: 2615750
• Math proficiency: 14% ▼ -14.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $37,596
• Composite: 17.51/100
• National rank: #9052
• State rank: #464 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

-7.7% since first listed

8 events — show timeline

• 2026-02-27 Price Changed $59,900 MiRealSource-MiMLS
• 2026-02-26 Price Changed $59,900 REALCOMP
• 2026-02-13 Price Changed $62,900 MiRealSource-MiMLS
• 2026-02-12 Price Changed $62,900 REALCOMP
• 2025-12-19 Listed $64,900 MiRealSource-MiMLS
• 2025-12-19 Listed $64,900 MiRealSource-MiMLS
• 2025-12-19 Listed $64,900 REALCOMP
• 2025-12-19 Listed $64,900 MiRealSource-MiMLS