7152 Russell St · Genesee, MI 48437

$119,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 219 Days on market

Built 1941 1.67 ac lot $86/sqft · 36% below area Est $188k · 36% under ↓ 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +6.4/10.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

Key facts

• Private deck
• Master suite
• Attached bathroom

Tags

• BRAND NEW WELL
• PRIVATE DECK
• MICHIGAN BASEMENT
• MASTER SUITE
• ATTACHED BATHROOM
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (16.7% below list).
• Recommended offer: $100k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900 (16.7% 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 219 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (median comp): $187,928
• List price: $119,900
• Delta: -36.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4397 Stanley Rd	0.18mi	2/2.0 (-1)	1,347 (-4%)	7mo	$175,000	$130	74
7309 N Genesee Rd	0.49mi	3/2.0	1,396 (-0%)	8mo	$134,000	$96	70
7224 Ridgeview Dr	0.17mi	3/1.5	1,295 (-8%)	19mo	$170,000	$131	62
4334 Gregor St	0.16mi	2/1.0 (-1)	1,294 (-8%)	12mo	$181,000	$140	61
4203 E Stanley Rd	0.33mi	3/1.5	1,467 (+5%)	18mo	$149,900	$102	59
7203 Rogers St	0.26mi	3/1.0	1,193 (-15%)	1mo	$219,999	$184	58
5042 E Stanley Rd	0.51mi	3/1.5	1,350 (-4%)	14mo	$185,000	$137	57
7191 Birchwood Dr	0.28mi	3/2.5	1,608 (+15%)	16mo	$175,000	$109	47

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.37×
• Total profit: $12,507
• Equity at exit: $52,504

10-year hold

• IRR: 9.5%
• Equity multiple: 2.40×
• Total profit: $47,050
• Equity at exit: $79,838

Cash invested: $33,572 (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 48437

• Home prices YoY: 1.4%
• Active inventory: 2
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-10

Break-even live

Break-even rent $1,011

Max offer price $118,207

Occupancy floor 96%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	13d	1	1.01mi

Listing history 31 events

1. 2026-06-18
   days on market $119,900 Active 219 DOM
2. 2026-06-17
   days on market $119,900 Active 218 DOM
3. 2026-06-16
   days on market $119,900 Active 217 DOM
4. 2026-06-15
   days on market $119,900 Active 216 DOM
5. 2026-06-14
   days on market $119,900 Active 214 DOM
6. 2026-06-13
   days on market $119,900 Active 213 DOM
7. 2026-06-10
   days on market $119,900 Active 211 DOM
8. 2026-06-09
   days on market $119,900 Active 210 DOM
9. 2026-06-08
   days on market $119,900 Active 209 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 208 DOM
11. 2026-06-02
    days on market $120,000 Active 203 DOM
12. 2026-06-01
    days on market $120,000 Active 202 DOM
13. 2026-05-31
    days on market $120,000 Active 201 DOM
14. 2026-05-30
    days on market $120,000 Active 200 DOM
15. 2026-05-12
    status Active 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

16. 2026-05-12
    status Active 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

17. 2026-05-09
    status Pending 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

18. 2026-05-09
    status Active 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

19. 2026-05-09
    status Pending 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

20. 2026-05-07
    historical 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

21. 2026-05-07
    historical 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

22. 2026-03-13
    price $120,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

23. 2026-03-13
    price $120,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

24. 2026-01-16
    price $128,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

25. 2026-01-16
    price $128,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

26. 2025-12-11
    price $133,900 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

27. 2025-12-10
    price $133,900 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

28. 2025-11-25
    price $139,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

29. 2025-11-24
    price $139,000 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

30. 2025-11-06
    listed $149,900 Active 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

31. 2025-11-06
    listed $149,900 Active 562-char remark

    Show marketing remark (562 chars)

    With a little vision this very affordable three-bedroom, two full bath home is just what you were looking for. Just some of the features are a brand new well that is only a month old, large family room, private deck off the back looking over your awesome backyard, shed, Michigan basement, master suite with a large, attached bathroom and jetted tub, first floor laundry and much more. All of this sitting on just under two acres and located walking distance from everything the city of Genesee has to offer and Mott Lake!! Make your showing appointments today!!

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$203/yr (+$17/mo · 14.1%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,988
• − Mortgage interest: −$6,716
• − Property taxes: −$1,441
• − Insurance: −$600
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,488
• Taxable loss: −$2,175
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $407/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: 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

• Population (ZIP): 399

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 (96%)
• Race & ethnicity: White 96% Black 3% Two or more races 1%
• Common ancestry: Lithuanian 20% Iranian 5% Romanian 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: ▲ 2.79%
• Current HPI: 200.472
• 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

-19.9% since first listed

17 events — show timeline

• 2026-05-12 Relisted — REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Relisted — REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-07 Listing Removed — MiRealSource-MiMLS
• 2026-05-07 Listing Removed — REALCOMP
• 2026-03-13 Price Changed $120,000 MiRealSource-MiMLS
• 2026-03-13 Price Changed $120,000 REALCOMP
• 2026-01-16 Price Changed $128,000 MiRealSource-MiMLS
• 2026-01-16 Price Changed $128,000 REALCOMP
• 2025-12-11 Price Changed $133,900 MiRealSource-MiMLS
• 2025-12-10 Price Changed $133,900 REALCOMP
• 2025-11-25 Price Changed $139,000 MiRealSource-MiMLS
• 2025-11-24 Price Changed $139,000 REALCOMP
• 2025-11-06 Listed $149,900 MiRealSource-MiMLS
• 2025-11-06 Listed $149,900 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,441 · -0.0% YoY. Source: county tax records.