5200 Wishing Well Dr · Grand Blanc, MI 48439

$220,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 32 Days on market

Built 1979 0.30 ac lot Est $194k · 13% over

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Why this score? — see what drove the F 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 +12.5/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in Grand Blanc! This charming, recently renovated house is located in a friendly neighborhood, close to all the best amenities. Enjoy the modern updates and stylish finishes throughout, including a brand-new roof for worry free living. Perfect for anyone looking for convenience and comfort, this move-in-ready gem won't last long!

Key facts

• Stylish finishes
• Modern updates
• Move-in-ready

Tags

• RECENTLY RENOVATED
• MODERN UPDATES
• STYLISH FINISHES
• BRAND-NEW ROOF
• MOVE-IN-READY

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding and brick exterior; Brick/mortar foundation; Asphalt roof; Built on lot of about 0.3 acres (95 x 140)
• Exterior features: Deck; Back yard fencing; Shed(s); Corner lot; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Unfurnished; Fireplace in the family room; Partial, unfinished basement with sump pump; 6 total rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-32 ($-381/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.2% below list).
• Recommended offer: $165k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Mcgrath Elementary School (math 19% / reading 33%, grade F, #967 of 1,397 statewide, top 70%, 415 students, 63% FRL); Grand Blanc Middle School West (math 20% / reading 43%, grade F, #323 of 493 statewide, top 66%, 816 students, 57% FRL); Grand Blanc Community High School (math 35% / reading 67%, grade D+, #142 of 713 statewide, top 20%, 2,556 students, 38% FRL) — zoned schools average 53% FRL vs 24% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.8%/yr); 436 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 32 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,521 (25.2% 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 32 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $193,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5279 Mill Wheel Dr	0.18mi	3/2.0	1,310 (0%)	14mo	$235,000	$179	78
302 Rochford	0.38mi	3/2.0	1,250 (-5%)	2mo	$19,900	$16	71
1441 E Maple Ave	0.47mi	3/1.5	1,332 (+2%)	10mo	$173,000	$130	67
2278 Chapin St	0.47mi	3/2.0	1,228 (-6%)	1mo	$200,000	$163	65
1376 Ready Ave	0.69mi	3/1.0	1,290 (-2%)	3mo	$119,000	$92	61
5010 Spring Well Ln	0.38mi	3/1.5	1,170 (-11%)	9mo	$213,000	$182	57
2326 Southampton Ave	0.58mi	4/1.5 (+1)	1,304 (-0%)	12mo	$193,500	$148	57
5143 Todd St	0.33mi	3/2.0	1,133 (-14%)	4mo	$110,000	$97	56
2293 Nichols Ave	0.51mi	3/1.5	1,487 (+14%)	1mo	$230,000	$155	53
1227 Windsor St	0.62mi	3/3.0	1,414 (+8%)	2mo	$245,000	$173	50
2221 Mclaren St	0.62mi	4/2.0 (+1)	1,500 (+14%)	6mo	$160,000	$107	35
1386 Proper Ave	0.73mi	3/1.0	1,125 (-14%)	10mo	$134,000	$119	32

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 · 6.79% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.49×
• Total profit: $-31,249
• Equity at exit: $32,803

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,289
• Equity at exit: $19,022

Cash invested: $61,600 (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: 436
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-32

Break-even live

Break-even rent $1,685

Max offer price $214,394

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $31	+0% $-32	+5% $-94	+10% $-156
Rent	-10% $-162	-5% $-97	+0% $-32	+5% $33	+10% $98
Rate	-1.0pp $79	-0.5pp $24	base $-32	+0.5pp $-89	+1.0pp $-147

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,675	$2.00	15d	70	0.68mi
2130 E Hill Rd Grand Blanc, MI	1.0–3.0	1.0–2.5	1270	$2,095	$1.65	15d	29	0.72mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	15d	1	0.97mi
2168 Fox Hill Dr Grand Blanc, MI	1.0–2.0	1.0–2.0	885	$1,254	$1.42	15d	10	1.11mi
6284 Woodsdale Dr Grand Blanc, MI	2.0	1.0	960	$1,500	$1.56	15d	1	1.21mi
6066 Dort Hwy Grand Blanc, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.25mi
6351 Springdale Blvd Grand Blanc, MI	4.0	1.0	1451	$2,100	$1.45	15d	1	1.32mi

Listing history 29 events

1. 2026-06-21
   days on market $220,000 Active 32 DOM
2. 2026-06-18
   days on market $220,000 Active 29 DOM
3. 2026-06-17
   days on market $220,000 Active 28 DOM
4. 2026-06-16
   days on market $220,000 Active 27 DOM
5. 2026-06-15
   days on market $220,000 Active 26 DOM
6. 2026-06-14
   days on market $220,000 Active 24 DOM
7. 2026-06-13
   days on market $220,000 Active 23 DOM
8. 2026-06-10
   days on market $220,000 Active 21 DOM
9. 2026-06-09
   days on market $220,000 Active 20 DOM
10. 2026-06-08
    days on market $220,000 Active 19 DOM
11. 2026-06-07
    pricedays on market $220,000 Active 18 DOM
12. 2026-06-03
    days on market $225,000 Active 14 DOM
13. 2026-06-02
    days on market $225,000 Active 13 DOM
14. 2026-06-01
    days on market $225,000 Active 12 DOM
15. 2026-05-31
    days on market $225,000 Active 11 DOM
16. 2026-05-30
    days on market $225,000 Active 10 DOM
17. 2026-05-18
    listed $225,000 Active

    Show marketing remark (358 chars)

    Welcome to your dream home in Grand Blanc! This charming, recently renovated house is located in a friendly neighborhood, close to all the best amenities. Enjoy the modern updates and stylish finishes throughout, including a brand-new roof for worry free living. Perfect for anyone looking for convenience and comfort, this move-in-ready gem won't last long!

18. 2026-05-18
    listed $225,000 Active 358-char remark

    Show marketing remark (358 chars)

    Welcome to your dream home in Grand Blanc! This charming, recently renovated house is located in a friendly neighborhood, close to all the best amenities. Enjoy the modern updates and stylish finishes throughout, including a brand-new roof for worry free living. Perfect for anyone looking for convenience and comfort, this move-in-ready gem won't last long!

19. 2017-04-17
    soldstatus $115,000
20. 2017-01-18
    status Pending
21. 2017-01-05
    price $109,900
22. 2016-11-22
    price $119,900
23. 2016-11-03
    listed $124,900 Active

    Show marketing remark (465 chars)

    $15,000 Price reduction - Lowest priced house in the neighborhood by $15,000 comparing similar homes - not government, or bank owned home - not a short sale! Nice ranch in high demand area. 3 Bedrooms, large family room with gas fireplace and skylight leading to a very private back yard. Very spacious kitchen and dining area with oak cabinets. Large yard with fish pond and water fall, huge deck and a brick patio. Large shade trees bring the up north atmosphere.

24. 2016-11-03
    listed $109,900 465-char remark

    Show marketing remark (465 chars)

    $15,000 Price reduction - Lowest priced house in the neighborhood by $15,000 comparing similar homes - not government, or bank owned home - not a short sale! Nice ranch in high demand area. 3 Bedrooms, large family room with gas fireplace and skylight leading to a very private back yard. Very spacious kitchen and dining area with oak cabinets. Large yard with fish pond and water fall, huge deck and a brick patio. Large shade trees bring the up north atmosphere.

25. 2009-03-26
    soldstatus $115,000
26. 2009-03-26
    soldstatus $115,000
27. 2009-03-01
    historical
28. 2008-09-16
    listed $125,000
29. 2008-09-16
    listed $125,000

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $2,210 · $184/mo
• Expected delta: +$1,178/yr (+$98/mo · 114.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,743
• − Mortgage interest: −$12,323
• − Property taxes: −$1,033
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$6,400
• Taxable loss: −$4,273
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $645/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

+80.0% since first listed

13 events — show timeline

• 2026-05-18 Listed $225,000 MiRealSource-MiMLS
• 2026-05-18 Listed $225,000 REALCOMP
• 2017-04-17 Sold (Public Records) $115,000 Public Records
• 2017-01-18 Pending — MiRealSource-MiMLS
• 2017-01-05 Price Changed $109,900 MiRealSource-MiMLS
• 2016-11-22 Price Changed $119,900 MiRealSource-MiMLS
• 2016-11-03 Listed $124,900 MiRealSource-MiMLS
• 2016-11-03 Listed $109,900 REALCOMP
• 2009-03-26 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2009-03-26 Sold (MLS) $115,000 REALCOMP
• 2009-03-01 Listing Removed — MiRealSource-MiMLS
• 2008-09-16 Listed $125,000 MiRealSource-MiMLS
• 2008-09-16 Listed $125,000 REALCOMP

Property tax history

-7.4%/yr

Latest (2025): $1,033 · +351.0% YoY. Source: county tax records.