225 W Thornridge Ln · Vienna, MI 48458

$12,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 94 Days on market

Built 1985 $650/mo HOA · 64% of rent

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2 bedroom, 2 bathroom mobile home located in South Creek Community. The home features a thoughtful and functional layout with a bedroom and full bathroom at the front of the home, offering privacy for guests or family members. The living room, kitchen, and laundry area are located in the center of the home, creating a comfortable and convenient main living space. Toward the back of the home, you'll find the primary bedroom with its own private bathroom, providing a quiet retreat separate from the rest of the home. Outside, the property includes a nice large deck, perfect for relaxing or entertaining, along with a storage shed that offers additional space for tools, seasonal items, or outdoor equipment. This home offers a practical layout and great outdoor features in the welcoming South Creek Community.

Key facts

• Large deck
• Storage shed
• Private bathroom

Tags

• LARGE DECK
• STORAGE SHED
• PRIVATE BATHROOM
• FUNCTIONAL LAYOUT
• MAIN LIVING SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $650 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Irregular-shaped lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 5 rooms

🏷️ Possibly a rental listed for sale. The $12,000 price doesn't fit this home's estimated sale value (~$168,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $64 ($763/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mt. Morris Consolidated Schools (suburban): math 7% / reading 19% proficiency, ranked #511 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $83 of loan paydown is wiped out by about $360 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 + 3.0% rent growth), your $3k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($11k) 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: HOA is 64% of rent.

Recommended offer $10,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 8.40% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9275 N Saginaw Rd	0.26mi	3/1.0 (+1)	1,146 (-4%)	23mo	$167,000	$146	52
1446 W Frances Rd	0.71mi	3/1.0 (+1)	1,315 (+10%)	15mo	$48,000	$37	30
1214 W Dodge Rd	0.67mi	3/1.0 (+1)	1,068 (-11%)	24mo	$150,000	$140	22

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: 18.0%
• Equity multiple: 1.75×
• Total profit: $2,519
• Equity at exit: $1,789

10-year hold

• IRR: 27.9%
• Equity multiple: 3.71×
• Total profit: $9,091
• Equity at exit: $1,038

Cash invested: $3,360 (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 48458

• Home prices YoY: -16.0%
• Active inventory: 144
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$650
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $64

Break-even live

Break-even rent $928

Max offer price $12,000

Occupancy floor 89%

Sensitivity live

Price	-10% $72	-5% $68	+0% $64	+5% $59	+10% $55
Rent	-10% $-16	-5% $24	+0% $64	+5% $103	+10% $143
Rate	-1.0pp $70	-0.5pp $67	base $64	+0.5pp $60	+1.0pp $57

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9070 N Saginaw Rd Apt 201 Mt Morris, MI	2.0	1.0	700	$940	$1.34	14d	1	0.48mi
750 Jefferson St Mt Morris, MI	1.0–2.0	1.0–2.0	828	$1,020	$1.23	14d	4	1.20mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 17 events

1. 2026-06-18
   days on market $12,000 Active 94 DOM
2. 2026-06-17
   days on market $12,000 Active 93 DOM
3. 2026-06-16
   days on market $12,000 Active 92 DOM
4. 2026-06-15
   days on market $12,000 Active 91 DOM
5. 2026-06-14
   days on market $12,000 Active 89 DOM
6. 2026-06-13
   days on market $12,000 Active 88 DOM
7. 2026-06-10
   days on market $12,000 Active 86 DOM
8. 2026-06-09
   days on market $12,000 Active 85 DOM
9. 2026-06-08
   days on market $12,000 Active 84 DOM
10. 2026-06-07
    days on market $12,000 Active 83 DOM
11. 2026-06-03
    days on market $12,000 Active 79 DOM
12. 2026-06-02
    days on market $12,000 Active 78 DOM
13. 2026-06-01
    days on market $12,000 Active 77 DOM
14. 2026-05-31
    days on market $12,000 Active 76 DOM
15. 2026-05-30
    days on market $12,000 Active 75 DOM
16. 2026-03-15
    listed $12,000 Active

    Show marketing remark (830 chars)

    Welcome to this 2 bedroom, 2 bathroom mobile home located in South Creek Community. The home features a thoughtful and functional layout with a bedroom and full bathroom at the front of the home, offering privacy for guests or family members. The living room, kitchen, and laundry area are located in the center of the home, creating a comfortable and convenient main living space. Toward the back of the home, you'll find the primary bedroom with its own private bathroom, providing a quiet retreat separate from the rest of the home. Outside, the property includes a nice large deck, perfect for relaxing or entertaining, along with a storage shed that offers additional space for tools, seasonal items, or outdoor equipment. This home offers a practical layout and great outdoor features in the welcoming South Creek Community.

17. 2026-03-15
    listed $12,000 Active 830-char remark

    Show marketing remark (830 chars)

    Welcome to this 2 bedroom, 2 bathroom mobile home located in South Creek Community. The home features a thoughtful and functional layout with a bedroom and full bathroom at the front of the home, offering privacy for guests or family members. The living room, kitchen, and laundry area are located in the center of the home, creating a comfortable and convenient main living space. Toward the back of the home, you'll find the primary bedroom with its own private bathroom, providing a quiet retreat separate from the rest of the home. Outside, the property includes a nice large deck, perfect for relaxing or entertaining, along with a storage shed that offers additional space for tools, seasonal items, or outdoor equipment. This home offers a practical layout and great outdoor features in the welcoming South Creek Community.

ⓘ 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: $12,099
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$968
• − Management: −$968
• − HOA: −$7,800
• − Depreciation: −$349
• Taxable income: $1,102
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $498/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: Mt. Morris Consolidated Schools
• NCES district ID: 2624720
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $35,006
• Composite: 10.63/100
• National rank: #9774
• State rank: #511 of 540 in MI

Livability — Vienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 19,519
• Household income: $46,797
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 724.0

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 (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -46.45%
• Current HPI: 244.2061
• 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

• 2026-03-15 Listed $12,000 MiRealSource-MiMLS
• 2026-03-15 Listed $12,000 REALCOMP