165 Pheasant Ct · Grand Blanc, MI 48439

$55,900

3 bd · 2.0 ba · 1,600 sqft · Other · 27 Days on market

Built 2004 $35/sqft · 86% above area ↓ 7% 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
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 165 Pheasant Court, a beautifully maintained 3-bedroom, 2-bath manufactured home offering approximately 1,600 sq ft of single-level living in the desirable Grand Blanc Crossing community. Built in 2004, this home greets you with an open-concept layout highlighted by cathedral ceilings, abundant natural light, and seamless sightlines between the living room, dining area, and kitchen. The spacious kitchen comes fully equipped with a range/oven, refrigerator, microwave, dishwasher, and disposal—everything you need for effortless meal prep. Just off the kitchen, a convenient first-floor laundry room (washer & dryer included) keeps daily chores simple. Retreat to the generous primary suite featuring a private bath and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Outside, enjoy covered parking under the carport, a paved driveway, and a prime corner-lot setting. Grand Blanc Crossing delivers resort-style amenities—including a clubhouse, fitness center, pool, playground, park space, and tree-lined streets with lighting—all in a pet-friendly environment. Shopping, dining, and major highways are minutes away, and the home is within the highly regarded Grand Blanc Community Schools district. Affordable living, modern comforts, and community perks combine to make this property an exceptional find—schedule your private tour today! All information deemed reliable but not guaranteed; buyers should verify all details.

Key facts

• Community pool
• Built 2004
• Listed 27 days

Property features AI

Finance

• Other: Pets allowed (cats OK); Subdivision: GRAND BLANC CROSSING
• HOA & community: Homeowners association with monthly fees; Community clubhouse; Fitness center; Park; Playground; Community pool

Exterior

• Parking: Covered parking; Paved parking; Carport; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); One level
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Deck; Porch; Shed(s); Community pool; Paved roads; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Cathedral ceilings; Eat-in kitchen; High-speed internet; Walk-in closets; Total of 7 rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $56k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% 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 $386 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $55,061 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.03%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $30,000
• List price: $55,900
• Delta: 86.33%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.79% rent growth · sell at horizon

5-year hold

• IRR: 63.0%
• Equity multiple: 3.98×
• Total profit: $46,690
• Equity at exit: $8,335

10-year hold

• IRR: 68.8%
• Equity multiple: 9.37×
• Total profit: $130,955
• Equity at exit: $4,833

Cash invested: $15,652 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $783

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 42%

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: $13,975
• Closing costs: $1,677
• 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	13d	1	0.15mi
11661 Hawthorne Glen Dr Grand Blanc, MI	2.0	2.0	1200	$1,500	$1.25	43d	1	0.63mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $55,900 Pending 27 DOM
2. 2026-06-03
   days on market $55,900 Active 26 DOM
3. 2026-06-02
   days on market $55,900 Active 25 DOM
4. 2026-06-01
   days on market $55,900 Active 24 DOM
5. 2026-05-31
   days on market $55,900 Active 23 DOM
6. 2026-05-30
   days on market $55,900 Active 22 DOM
7. 2026-05-18
   price $55,900 1529-char remark

   Show marketing remark (1529 chars)

   Welcome to 165 Pheasant Court, a beautifully maintained 3-bedroom, 2-bath manufactured home offering approximately 1,600 sq ft of single-level living in the desirable Grand Blanc Crossing community. Built in 2004, this home greets you with an open-concept layout highlighted by cathedral ceilings, abundant natural light, and seamless sightlines between the living room, dining area, and kitchen. The spacious kitchen comes fully equipped with a range/oven, refrigerator, microwave, dishwasher, and disposal—everything you need for effortless meal prep. Just off the kitchen, a convenient first-floor laundry room (washer & dryer included) keeps daily chores simple. Retreat to the generous primary suite featuring a private bath and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Outside, enjoy covered parking under the carport, a paved driveway, and a prime corner-lot setting. Grand Blanc Crossing delivers resort-style amenities—including a clubhouse, fitness center, pool, playground, park space, and tree-lined streets with lighting—all in a pet-friendly environment. Shopping, dining, and major highways are minutes away, and the home is within the highly regarded Grand Blanc Community Schools district. Affordable living, modern comforts, and community perks combine to make this property an exceptional find—schedule your private tour today! All information deemed reliable but not guaranteed; buyers should verify all details.

8. 2026-05-18
   price $55,900 1505-char remark

   Show marketing remark (1529 chars)

   Welcome to 165 Pheasant Court, a beautifully maintained 3-bedroom, 2-bath manufactured home offering approximately 1,600 sq ft of single-level living in the desirable Grand Blanc Crossing community. Built in 2004, this home greets you with an open-concept layout highlighted by cathedral ceilings, abundant natural light, and seamless sightlines between the living room, dining area, and kitchen. The spacious kitchen comes fully equipped with a range/oven, refrigerator, microwave, dishwasher, and disposal—everything you need for effortless meal prep. Just off the kitchen, a convenient first-floor laundry room (washer & dryer included) keeps daily chores simple. Retreat to the generous primary suite featuring a private bath and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Outside, enjoy covered parking under the carport, a paved driveway, and a prime corner-lot setting. Grand Blanc Crossing delivers resort-style amenities—including a clubhouse, fitness center, pool, playground, park space, and tree-lined streets with lighting—all in a pet-friendly environment. Shopping, dining, and major highways are minutes away, and the home is within the highly regarded Grand Blanc Community Schools district. Affordable living, modern comforts, and community perks combine to make this property an exceptional find—schedule your private tour today! All information deemed reliable but not guaranteed; buyers should verify all details.

9. 2026-05-08
   listed $69,900 Active 1529-char remark

   Show marketing remark (1529 chars)

   Welcome to 165 Pheasant Court, a beautifully maintained 3-bedroom, 2-bath manufactured home offering approximately 1,600 sq ft of single-level living in the desirable Grand Blanc Crossing community. Built in 2004, this home greets you with an open-concept layout highlighted by cathedral ceilings, abundant natural light, and seamless sightlines between the living room, dining area, and kitchen. The spacious kitchen comes fully equipped with a range/oven, refrigerator, microwave, dishwasher, and disposal—everything you need for effortless meal prep. Just off the kitchen, a convenient first-floor laundry room (washer & dryer included) keeps daily chores simple. Retreat to the generous primary suite featuring a private bath and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Outside, enjoy covered parking under the carport, a paved driveway, and a prime corner-lot setting. Grand Blanc Crossing delivers resort-style amenities—including a clubhouse, fitness center, pool, playground, park space, and tree-lined streets with lighting—all in a pet-friendly environment. Shopping, dining, and major highways are minutes away, and the home is within the highly regarded Grand Blanc Community Schools district. Affordable living, modern comforts, and community perks combine to make this property an exceptional find—schedule your private tour today! All information deemed reliable but not guaranteed; buyers should verify all details.

10. 2026-05-08
    listed $69,900 Active 1505-char remark

    Show marketing remark (1529 chars)

    Welcome to 165 Pheasant Court, a beautifully maintained 3-bedroom, 2-bath manufactured home offering approximately 1,600 sq ft of single-level living in the desirable Grand Blanc Crossing community. Built in 2004, this home greets you with an open-concept layout highlighted by cathedral ceilings, abundant natural light, and seamless sightlines between the living room, dining area, and kitchen. The spacious kitchen comes fully equipped with a range/oven, refrigerator, microwave, dishwasher, and disposal—everything you need for effortless meal prep. Just off the kitchen, a convenient first-floor laundry room (washer & dryer included) keeps daily chores simple. Retreat to the generous primary suite featuring a private bath and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Outside, enjoy covered parking under the carport, a paved driveway, and a prime corner-lot setting. Grand Blanc Crossing delivers resort-style amenities—including a clubhouse, fitness center, pool, playground, park space, and tree-lined streets with lighting—all in a pet-friendly environment. Shopping, dining, and major highways are minutes away, and the home is within the highly regarded Grand Blanc Community Schools district. Affordable living, modern comforts, and community perks combine to make this property an exceptional find—schedule your private tour today! All information deemed reliable but not guaranteed; buyers should verify all details.

11. 2024-08-27
    soldstatus $57,000 Sold

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

12. 2024-08-27
    soldstatus $57,000 Closed

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

13. 2024-08-27
    soldstatus $57,000

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

14. 2024-08-06
    status Pending

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

15. 2024-08-06
    status Pending

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

16. 2024-07-26
    listed $59,900 Active

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

17. 2024-07-26
    listed $59,900 Active

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour today!

18. 2024-07-26
    listed $59,900

    Show marketing remark (541 chars)

    Charming Modern Home in Grand Blanc Crossing! Welcome to this beautiful 3-bedroom, 2-bathroom home in the desirable Grand Blanc Crossing community! With its spacious rooms and modern design, this residence offers both comfort and style. Enjoy the convenience of being just minutes from I-75, downtown Grand Blanc, and highly-rated Grand Blanc schools. Plus, you'll be close to the scenic Warwick Golf Course, perfect for weekend relaxation. Don’t miss out on this opportunity to make this charming home yours. Schedule your tour 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: $17,761
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$1,626
• Taxable income: $9,044
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $7,225/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: 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

-6.7% since first listed

14 events — show timeline

• 2026-06-04 Pending — REALCOMP
• 2026-06-04 Pending — MiRealSource-MiMLS
• 2026-05-18 Price Changed $55,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $55,900 REALCOMP
• 2026-05-08 Listed $69,900 MiRealSource-MiMLS
• 2026-05-08 Listed $69,900 REALCOMP
• 2024-08-27 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2024-08-27 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2024-08-27 Sold (MLS) $57,000 REALCOMP
• 2024-08-06 Pending — MiRealSource-MiMLS
• 2024-08-06 Pending — REALCOMP
• 2024-07-26 Listed $59,900 MiRealSource-MiMLS
• 2024-07-26 Listed $59,900 MiRealSource-MiMLS
• 2024-07-26 Listed $59,900 REALCOMP

Property tax history

+7.0%/yr

Latest (2025): $61 · +2.7% YoY. Source: county tax records.