184 Pheasant Ct · Grand Blanc, MI 48439

$74,999

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 38 Days on market

Built 2016 Good condition 436 sqft lot $52/sqft · 67% below area ↓ 12% since listing

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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
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 184 Pheasant Court in Grand Blanc, offering an affordable opportunity to enjoy comfortable, low-maintenance living in a convenient Genesee County location. This manufactured home offers a practical single-level layout with spacious living areas, flexible bedroom space, and the opportunity for buyers to add their own personal style while building equity at a more accessible price point. The home provides a comfortable flow between the main living room, kitchen, and dining areas, creating a setup that works well for both everyday living and entertaining. Located within a community setting near shopping, dining, expressways, and Grand Blanc area conveniences, the property offers buyers an affordable alternative to traditional site-built housing while still maintaining access to nearby amenities and commuter routes. Lot rent is approximately $800 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Grand Blanc Crossing, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

Key facts

• Community setting
• Near dining
• Near shopping

Tags

• SINGLE-LEVEL LAYOUT
• SPACIOUS LIVING AREAS
• FLEXIBLE BEDROOM SPACE
• COMMUNITY SETTING
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Community amenities include pool, clubhouse, and fitness center

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Irregular lot shape
• Construction: Asphalt roof; Vinyl siding construction; Pillar/post/pier foundation; Built as a single-family residence
• Exterior features: Community pool; Clubhouse; Fitness center; Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Free-standing refrigerator; Free-standing gas range
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Microwave; Free-standing refrigerator; Free-standing gas range; Gas water heater; Washer; Dryer
• Laundry & utility: Washer; Dryer; Gas water heater

🏷️ Possibly a rental listed for sale. The $74,999 price doesn't fit this home's estimated sale value (~$226,102) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.4% in Grand Blanc — 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 82/100 on livability (#56 in MI, #1,077 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Grand Blanc Community Schools (suburban): math 33% / reading 54% proficiency, ranked #149 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 434 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $518 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.98% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $226,102
• List price: $74,999
• Delta: -66.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Fox Hound Ct	0.17mi	3/2.0	1,540 (+7%)	8mo	$20,000	$13	74
307 Hunt Club Dr	0.27mi	3/2.0	1,500 (+4%)	18mo	$34,900	$23	66
11704 Schram St	0.60mi	4/2.0 (+1)	1,432 (-1%)	11mo	$257,500	$180	57
8383 Rondale Dr	0.42mi	2/2.0 (-1)	1,240 (-14%)	7mo	$255,000	$206	46

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 · 6.79% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.69×
• Total profit: $35,569
• Equity at exit: $11,183

10-year hold

• IRR: 46.2%
• Equity multiple: 6.29×
• Total profit: $111,023
• Equity at exit: $6,485

Cash invested: $21,000 (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 48439

• Rents YoY: 6.8%
• Active inventory: 434
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $656

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8225 Embury Rd Grand Blanc, MI	2.0–4.0	2.0	1368	$1,399	$1.02	14d	1	0.36mi
11661 Hawthorne Glen Dr Grand Blanc, MI	2.0	2.0	1200	$1,500	$1.25	44d	1	0.70mi

Listing history 39 events

1. 2026-06-18
   days on market $74,999 Active 38 DOM
2. 2026-06-17
   days on market $74,999 Active 37 DOM
3. 2026-06-16
   price $74,999 Active 36 DOM

   Show marketing remark (1492 chars)

   Welcome to 184 Pheasant Court in Grand Blanc, offering an affordable opportunity to enjoy comfortable, low-maintenance living in a convenient Genesee County location. This manufactured home offers a practical single-level layout with spacious living areas, flexible bedroom space, and the opportunity for buyers to add their own personal style while building equity at a more accessible price point. The home provides a comfortable flow between the main living room, kitchen, and dining areas, creating a setup that works well for both everyday living and entertaining. Located within a community setting near shopping, dining, expressways, and Grand Blanc area conveniences, the property offers buyers an affordable alternative to traditional site-built housing while still maintaining access to nearby amenities and commuter routes. Lot rent is approximately $800 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Grand Blanc Crossing, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

4. 2026-06-16
   days on market $76,000 Active 36 DOM

   Show marketing remark (1492 chars)

   Welcome to 184 Pheasant Court in Grand Blanc, offering an affordable opportunity to enjoy comfortable, low-maintenance living in a convenient Genesee County location. This manufactured home offers a practical single-level layout with spacious living areas, flexible bedroom space, and the opportunity for buyers to add their own personal style while building equity at a more accessible price point. The home provides a comfortable flow between the main living room, kitchen, and dining areas, creating a setup that works well for both everyday living and entertaining. Located within a community setting near shopping, dining, expressways, and Grand Blanc area conveniences, the property offers buyers an affordable alternative to traditional site-built housing while still maintaining access to nearby amenities and commuter routes. Lot rent is approximately $800 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Grand Blanc Crossing, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

5. 2026-06-15
   days on market $76,000 Active 35 DOM
6. 2026-06-14
   days on market $76,000 Active 33 DOM
7. 2026-06-13
   days on market $76,000 Active 32 DOM
8. 2026-06-10
   days on market $76,000 Active 30 DOM
9. 2026-06-09
   days on market $76,000 Active 29 DOM
10. 2026-06-08
    days on market $76,000 Active 28 DOM
11. 2026-06-07
    days on market $76,000 Active 27 DOM
12. 2026-06-03
    days on market $76,000 Active 23 DOM
13. 2026-06-02
    days on market $76,000 Active 22 DOM
14. 2026-06-01
    days on market $76,000 Active 21 DOM
15. 2026-05-31
    days on market $76,000 Active 20 DOM
16. 2026-05-30
    days on market $76,000 Active 19 DOM
17. 2026-05-06
    listed $76,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 184 Pheasant Court in Grand Blanc, offering an affordable opportunity to enjoy comfortable, low-maintenance living in a convenient Genesee County location. This manufactured home offers a practical single-level layout with spacious living areas, flexible bedroom space, and the opportunity for buyers to add their own personal style while building equity at a more accessible price point. The home provides a comfortable flow between the main living room, kitchen, and dining areas, creating a setup that works well for both everyday living and entertaining. Located within a community setting near shopping, dining, expressways, and Grand Blanc area conveniences, the property offers buyers an affordable alternative to traditional site-built housing while still maintaining access to nearby amenities and commuter routes. Lot rent is approximately $800 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Grand Blanc Crossing, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

18. 2026-05-06
    listed $76,000 Active 1504-char remark

    Show marketing remark (1492 chars)

    Welcome to 184 Pheasant Court in Grand Blanc, offering an affordable opportunity to enjoy comfortable, low-maintenance living in a convenient Genesee County location. This manufactured home offers a practical single-level layout with spacious living areas, flexible bedroom space, and the opportunity for buyers to add their own personal style while building equity at a more accessible price point. The home provides a comfortable flow between the main living room, kitchen, and dining areas, creating a setup that works well for both everyday living and entertaining. Located within a community setting near shopping, dining, expressways, and Grand Blanc area conveniences, the property offers buyers an affordable alternative to traditional site-built housing while still maintaining access to nearby amenities and commuter routes. Lot rent is approximately $800 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Grand Blanc Crossing, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

19. 2025-12-17
    historical $1,550
20. 2025-11-21
    listed $1,550
21. 2025-11-20
    historical $1,550
22. 2025-11-20
    historical
23. 2025-11-20
    historical
24. 2025-11-08
    price $1,550
25. 2025-11-08
    price $64,000
26. 2025-11-07
    price $64,000
27. 2025-10-11
    listed $1,650
28. 2025-10-10
    historical $1,750
29. 2025-10-10
    listed $1,750
30. 2025-09-30
    price $66,000
31. 2025-09-29
    price $66,000
32. 2025-08-26
    price $75,000
33. 2025-08-25
    price $75,000
34. 2025-08-14
    price $80,000
35. 2025-08-14
    price $80,000
36. 2025-08-12
    price $84,500
37. 2025-08-11
    price $84,500
38. 2025-08-04
    listed $85,000 Active
39. 2025-08-04
    listed $85,000 Active

ⓘ 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: $17,845
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$2,182
• Taxable income: $7,107
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $6,172/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 · 13 photos

Good 80/100 Cosmetic rehab

This single-family home in Grand Blanc, MI, offers a good condition with minimal repairs needed. It's located in a community setting with amenities like a pool and playground, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: Grand Blanc Community Schools
• NCES district ID: 2616350
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $59,691
• Composite: 38.24/100
• National rank: #4243
• State rank: #149 of 540 in MI

Livability — Grand Blanc

• Score: 82/100
• State rank: #56
• US rank: #1077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 51,900
• Metro: Flint, MI
• Population (ZIP): 51,900
• Household income: $88,490
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 864.0

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 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Other Indo-European 1% Chinese 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: ▼ -193.17%
• Current HPI: 216.3543
• Rent YoY: ▲ 6.79%
• 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

-11.8% since first listed

25 events — show timeline

• 2026-06-16 Price Changed $74,999 MiRealSource-MiMLS
• 2026-06-16 Price Changed $74,999 REALCOMP
• 2026-05-06 Listed $76,000 REALCOMP
• 2026-05-06 Listed $76,000 MiRealSource-MiMLS
• 2025-12-17 Rental Removed $1,550 RENTSPREE
• 2025-11-21 Listed for Rent $1,550 RENTSPREE
• 2025-11-20 Rental Removed $1,550 REALCOMP
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Listing Removed — REALCOMP
• 2025-11-08 Price Changed $1,550 REALCOMP
• 2025-11-08 Price Changed $64,000 MiRealSource-MiMLS
• 2025-11-07 Price Changed $64,000 REALCOMP
• 2025-10-11 Listed for Rent $1,650 REALCOMP
• 2025-10-10 Rental Removed $1,750 RENTSPREE
• 2025-10-10 Listed for Rent $1,750 RENTSPREE
• 2025-09-30 Price Changed $66,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $66,000 REALCOMP
• 2025-08-26 Price Changed $75,000 MiRealSource-MiMLS
• 2025-08-25 Price Changed $75,000 REALCOMP
• 2025-08-14 Price Changed $80,000 MiRealSource-MiMLS
• 2025-08-14 Price Changed $80,000 REALCOMP
• 2025-08-12 Price Changed $84,500 MiRealSource-MiMLS
• 2025-08-11 Price Changed $84,500 REALCOMP
• 2025-08-04 Listed $85,000 REALCOMP
• 2025-08-04 Listed $85,000 MiRealSource-MiMLS