6343 Humphrey Ave · Mount Morris, MI 48433

$125,000

4 bd · 2.0 ba · 1,939 sqft · SingleFamily · 12 Days on market

Built 1929 1.86 ac lot ↓ 7% since listing

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity awaits with this spacious approximately 2000 square foot home situated on 2 acres in the Flushing school District! Featuring a large garage setup with an attached 3-car garage, plus a detached 1-car garage, this property offers plenty of room for vehicles, hobbies, and storage. The detached garage also includes heat, A/C, and electricity. With solid bones and endless potential, this home is ready for your vision and personal touches. Most of the rough work is compete, home just needs finishing touches. Enjoy the space, privacy, and possibilities this property has to offer. All measurements are approximate. AS IS PROPERTY, BATVAI.

Key facts

• 1.86 acre lot
• 3 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 3 garage spaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Front porch; Gravel road access; Second detached garage/other garage structure

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Fireplace in the living room; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.9% vs local median 5.5% in Mount Morris — 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 68/100 on livability (#357 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Flushing Community Schools (suburban): math 25% / reading 41% proficiency, ranked #295 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 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 $864 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $42k; list at $125k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1929 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $250,131
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6343 Clovis Ave E	0.36mi	3/2.5 (-1)	2,065 (+6%)	11mo	$305,000	$148	57
6494 W Coldwater Rd	0.38mi	3/2.0 (-1)	2,091 (+8%)	10mo	$224,200	$107	56
7110 Hickory St	0.67mi	4/2.5	1,933 (-0%)	18mo	$230,000	$119	52
5163 Blossom Dr	0.68mi	3/1.5 (-1)	1,800 (-7%)	1mo	$275,000	$153	48
5466 Webster Rd	0.69mi	4/2.0	2,129 (+10%)	6mo	$257,000	$121	47
5400 N Elms Rd	0.33mi	3/1.5 (-1)	1,662 (-14%)	11mo	$215,000	$129	45

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-9,369
• Equity at exit: $18,638

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $6,128
• Equity at exit: $10,808

Cash invested: $35,000 (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 48433

• Active inventory: 156
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $169

Break-even live

Break-even rent $1,246

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $240	-5% $205	+0% $169	+5% $134	+10% $99
Rent	-10% $54	-5% $112	+0% $169	+5% $227	+10% $285
Rate	-1.0pp $232	-0.5pp $201	base $169	+0.5pp $137	+1.0pp $104

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-16
   status $125,000 Pending 12 DOM
2. 2026-06-16
   days on market $125,000 Active 12 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   days on market $125,000 Active 11 DOM
5. 2026-06-14
   days on market $125,000 Active 9 DOM
6. 2026-06-13
   days on market $125,000 Active 8 DOM
7. 2026-06-10
   days on market $125,000 Active 6 DOM
8. 2026-06-09
   days on market $125,000 Active 5 DOM
9. 2026-06-08
   days on market $125,000 Active 4 DOM
10. 2026-06-07
    days on market $125,000 Active 3 DOM
11. 2026-06-05
    remarks 658-char remark

    Show marketing remark (658 chars)

    Investor Opportunity awaits with this spacious approximately 2000 square foot home situated on 2 acres in the Flushing school District! Featuring a large garage setup with an attached 3-car garage, plus a detached 1-car garage, this property offers plenty of room for vehicles, hobbies, and storage. The detached garage also includes heat, A/C, and electricity. With solid bones and endless potential, this home is ready for your vision and personal touches. Most of the rough work is compete, home just needs finishing touches. Enjoy the space, privacy, and possibilities this property has to offer. All measurements are approximate. AS IS PROPERTY, BATVAI.

12. 2026-06-05
    listed $125,000 Active 1 DOM

    Show marketing remark (658 chars)

    Investor Opportunity awaits with this spacious approximately 2000 square foot home situated on 2 acres in the Flushing school District! Featuring a large garage setup with an attached 3-car garage, plus a detached 1-car garage, this property offers plenty of room for vehicles, hobbies, and storage. The detached garage also includes heat, A/C, and electricity. With solid bones and endless potential, this home is ready for your vision and personal touches. Most of the rough work is compete, home just needs finishing touches. Enjoy the space, privacy, and possibilities this property has to offer. All measurements are approximate. AS IS PROPERTY, BATVAI.

ⓘ 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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,531
• − Mortgage interest: −$7,002
• − Property taxes: −$3,326
• − Insurance: −$625
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,636
• Taxable income: $137
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,000/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: Flushing Community Schools
• NCES district ID: 2614550
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $58,883
• Composite: 29.48/100
• National rank: #6506
• State rank: #295 of 540 in MI

Livability — Mount Morris

• Score: 68/100
• State rank: #357
• US rank: #9095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,519
• Population (ZIP): 25,756

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -214.10%
• Current HPI: 175.93
• 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

-7.3% since first listed

18 events — show timeline

• 2026-06-05 Listed $125,000 MiRealSource-MiMLS
• 2026-06-05 Listed $125,000 REALCOMP
• 2026-06-03 Coming Soon $125,000 MiRealSource-MiMLS
• 2014-11-13 Sold (MLS) $42,000 REALCOMP
• 2014-11-13 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2014-07-09 Listing Removed — REALCOMP
• 2014-07-09 Listing Removed — MiRealSource-MiMLS
• 2013-08-19 Listed $46,000 REALCOMP
• 2013-08-19 Listed $46,000 MiRealSource-MiMLS
• 2013-05-22 Listing Removed — REALCOMP
• 2013-01-21 Listing Removed — MiRealSource-MiMLS
• 2012-07-26 Listed $44,800 MiRealSource-MiMLS
• 2012-07-26 Listed $44,800 REALCOMP
• 2006-03-31 Sold (MLS) $134,900 MiRealSource-MiMLS
• 2006-03-31 Sold (MLS) $134,900 REALCOMP
• 2006-03-02 Listing Removed — MiRealSource-MiMLS
• 2006-02-16 Listed $134,900 MiRealSource-MiMLS
• 2006-02-16 Listed $134,900 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $3,326 · +2.3% YoY. Source: county tax records.