1422 Knickerbocker Ave · Mount Morris, MI 48505

$5,000

1 bd · 1.0 ba · 800 sqft · SingleFamily · 31 Days on market

Built 1900 4,792 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Investor Special! Opportunity is knocking with this affordable investment property. Whether you're looking to expand your rental portfolio, start your real estate investing journey, or secure your next fix-and-flip project, this property is packed with potential at unbeatable price! Convenient Flint location near major roads, shopping, and local amenities. Bring your contractor and your creativity.

Key facts

• Near shopping
• Near major roads
• Near local amenities

Tags

• AFFORDABLE INVESTMENT PROPERTY
• CONVENIENT FLINT LOCATION
• NEAR MAJOR ROADS
• NEAR SHOPPING
• NEAR LOCAL AMENITIES

Property features AI

Finance

• Other: Subdivision: CRESTLINE; Directions reference: W College St and E Chestnut St / College St and Chestnut St
• HOA & community: Community maintenance of grounds

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; 800 square feet above grade
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.11 acres (42 x 114)

Interior

• Bedrooms: 1 total room (studio/efficiency layout implied)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating available; No central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $5k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• Cap rate 154.5% 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.
• Beecher Community School District (suburban): math 7% / reading 10% proficiency, ranked #722 of 760 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $169 of equity ($35 loan paydown + $134 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $4,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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. 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: 16.50% ✓
• Cap rate: 154.46%
• Cash-on-cash: 529.17%
• DSCR: 24.55
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $21,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1434 Knickerbocker Ave	0.02mi	2/1.0 (+1)	800 (0%)	0mo	$34,000	$43	94
246 E York St	0.48mi	2/1.0 (+1)	800 (0%)	1mo	$22,500	$28	72
518 W Ruth Ave	0.49mi	2/1.0 (+1)	816 (+2%)	3mo	$28,000	$34	67
1345 W Juliah Ave	0.15mi	2/1.0 (+1)	748 (-6%)	22mo	$46,000	$61	59
1037 Tremont Ave	0.74mi	2/1.0 (+1)	800 (0%)	14mo	$15,000	$19	49
1153 W Juliah Ave	0.51mi	2/1.0 (+1)	750 (-6%)	16mo	$23,500	$31	48
242 E Foss Ave	0.57mi	2/1.0 (+1)	692 (-14%)	6mo	$14,900	$22	41
414 W Russell Ave St	0.59mi	2/1.0 (+1)	735 (-8%)	21mo	$3,200	$4	37
1176 W Genesee Ave	0.59mi	2/1.0 (+1)	896 (+12%)	17mo	$6,000	$7	33
1148 N Cornell Ave	0.71mi	2/1.0 (+1)	900 (+12%)	10mo	$24,250	$27	33
414 E Lorado Ave	0.75mi	2/1.0 (+1)	700 (-12%)	16mo	$12,700	$18	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 29.46×
• Total profit: $39,850
• Equity at exit: $2,157

10-year hold

• IRR: —
• Equity multiple: 63.06×
• Total profit: $86,881
• Equity at exit: $3,255

Cash invested: $1,400 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $617

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 20%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	0.46mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$881	$0.77	13d	6	1.15mi

Listing history 17 events

1. 2026-06-18
   days on market $5,000 Active 31 DOM
2. 2026-06-17
   days on market $5,000 Active 30 DOM
3. 2026-06-16
   days on market $5,000 Active 29 DOM
4. 2026-06-15
   days on market $5,000 Active 28 DOM
5. 2026-06-14
   days on market $5,000 Active 26 DOM
6. 2026-06-13
   days on market $5,000 Active 25 DOM
7. 2026-06-10
   days on market $5,000 Active 23 DOM
8. 2026-06-09
   days on market $5,000 Active 22 DOM
9. 2026-06-08
   days on market $5,000 Active 21 DOM
10. 2026-06-07
    days on market $5,000 Active 20 DOM
11. 2026-06-03
    days on market $5,000 Active 16 DOM
12. 2026-06-02
    days on market $5,000 Active 15 DOM
13. 2026-06-01
    days on market $5,000 Active 14 DOM
14. 2026-05-31
    days on market $5,000 Active 13 DOM
15. 2026-05-30
    days on market $5,000 Active 12 DOM
16. 2026-05-18
    listed $5,000 Active

    Show marketing remark (401 chars)

    Investor Special! Opportunity is knocking with this affordable investment property. Whether you're looking to expand your rental portfolio, start your real estate investing journey, or secure your next fix-and-flip project, this property is packed with potential at unbeatable price! Convenient Flint location near major roads, shopping, and local amenities. Bring your contractor and your creativity.

17. 2026-05-18
    listed $5,000 Active 401-char remark

    Show marketing remark (401 chars)

    Investor Special! Opportunity is knocking with this affordable investment property. Whether you're looking to expand your rental portfolio, start your real estate investing journey, or secure your next fix-and-flip project, this property is packed with potential at unbeatable price! Convenient Flint location near major roads, shopping, and local amenities. Bring your contractor and your creativity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $9,903
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$145
• Taxable income: $7,793
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $5,538/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: Beecher Community School District
• NCES district ID: 2604500
• Math proficiency: 7% ▲ 3.00%
• Reading proficiency: 10% ▼ -2.00%
• Median HH income: $27,719
• Composite: 9.96/100
• National rank: #14685
• State rank: #722 of 760 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

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• City population: 19,519
• Metro: Flint, MI
• Population (ZIP): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $5,000 MiRealSource-MiMLS
• 2026-05-18 Listed $5,000 REALCOMP

Property tax history

+12.1%/yr

Latest (2025): $1,044 · +2.3% YoY. Source: county tax records.