6155 Natchez Dr · Mount Morris, MI 48458

$87,900

3 bd · 1.0 ba · 920 sqft · SingleFamily · 45 Days on market

Built 1959 6,098 sqft lot $96/sqft · 50% above area Est $59k · 50% over

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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).

• Cash flow +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

Key facts

• Brick home
• Brand new carpet
• 6,098 sq ft lot

Tags

• BRICK HOME
• BRAND NEW CARPET
• DURABLE STYLISH LVP FLOORING
• IMPRESSIVE CABINET STORAGE
• FRESHLY PAINTED WOOD ACCENTS
• APPROXIMATELY 90% FENCED

Property features AI

Finance

• Other: Residential property
• HOA & community: Homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Above-grade living area ~920 square feet
• Exterior features: Lot about 0.14 acres (approx. 6,098 sq ft); Subdivision: Arlington Manor 1; Located near Detroit St. and Coldwater Rd.

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 3 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 144 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $88k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1959 — 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. 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: 1.26% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $58,773
• List price: $87,900
• Delta: 49.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6069 Natchez Dr	0.16mi	3/1.0	900 (-2%)	2mo	$65,000	$72	87
6137 Natchez Dr	0.03mi	3/1.0	864 (-6%)	2mo	$65,000	$75	87
1297 W Kurtz Ave	0.38mi	3/1.0	852 (-7%)	6mo	$38,000	$45	65
6242 Palmetto Dr	0.21mi	3/1.0	1,056 (+15%)	1mo	$8,000	$8	65
5428 Farmhill Rd	0.68mi	3/1.5	923 (+0%)	9mo	$45,000	$49	58
5395 Stiffler Rd	0.69mi	3/2.0	912 (-1%)	6mo	$10,000	$11	57
1199 Peachtree Dr	0.40mi	3/1.5	1,000 (+9%)	10mo	$54,000	$54	56
2162 W Coldwater Rd	0.70mi	3/1.0	888 (-4%)	9mo	$101,000	$114	55
1050 W Kurtz Ave	0.68mi	3/1.0	960 (+4%)	11mo	$82,500	$86	51
1395 W Yale Ave	0.69mi	3/1.0	1,002 (+9%)	3mo	$8,800	$9	51
1416 W Yale St	0.66mi	3/1.0	800 (-13%)	10mo	$35,900	$45	39
1425 W Stanley Rd	0.69mi	2/1.0 (-1)	800 (-13%)	6mo	$65,000	$81	36

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $5,750
• Equity at exit: $13,106

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $30,714
• Equity at exit: $7,600

Cash invested: $24,612 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$461
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $314

Break-even live

Break-even rent $707

Max offer price $87,900

Occupancy floor 67%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.11mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	0.11mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	43d	1	0.53mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	43d	1	0.54mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.71mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	13d	1	0.72mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $87,900 Active 45 DOM
2. 2026-06-17
   days on market $87,900 Active 44 DOM
3. 2026-06-16
   days on market $87,900 Active 43 DOM
4. 2026-06-15
   price $87,900 Active 42 DOM

   Show marketing remark (1311 chars)

   Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

5. 2026-06-15
   days on market $89,900 Active 42 DOM

   Show marketing remark (1311 chars)

   Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

6. 2026-06-14
   days on market $89,900 Active 40 DOM
7. 2026-06-13
   days on market $89,900 Active 39 DOM
8. 2026-06-10
   days on market $89,900 Active 37 DOM
9. 2026-06-09
   days on market $89,900 Active 36 DOM
10. 2026-06-08
    days on market $89,900 Active 35 DOM
11. 2026-06-07
    days on market $89,900 Active 34 DOM
12. 2026-06-03
    days on market $89,900 Active 30 DOM
13. 2026-06-02
    days on market $89,900 Active 29 DOM
14. 2026-06-01
    days on market $89,900 Active 28 DOM
15. 2026-05-31
    days on market $89,900 Active 27 DOM
16. 2026-05-30
    days on market $89,900 Active 26 DOM
17. 2026-05-18
    price $89,900 1311-char remark

    Show marketing remark (1311 chars)

    Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

18. 2026-05-18
    price $89,900 1299-char remark

    Show marketing remark (1311 chars)

    Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

19. 2026-04-30
    listed $98,700 Active 1311-char remark

    Show marketing remark (1311 chars)

    Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

20. 2026-04-30
    listed $98,700 Active 1299-char remark

    Show marketing remark (1311 chars)

    Turn-key and striking from the moment you arrive—this 3-bedroom, 1-bathroom brick home offers 920 square feet of bright, refreshed living space with updates throughout. The crisp white interior is filled with natural light, creating a clean, open feel from room to room. Brand new carpet has been installed in the living areas, while stylish LVP flooring updates both the kitchen and bathroom. The galley kitchen offers excellent cabinet storage and features a beautiful kitchen sink that adds character and functionality to the space. Included with the home are the refrigerator, stove, and dishwasher. The bathroom has been refreshed with a bright, modern feel, and nearly every window throughout the home features new blinds for a polished finish. Downstairs, the freshly painted full basement provides additional storage and usable space. A washer and dryer are currently located in the basement and will remain with the property; however, seller is unsure of working condition. Outside, the solid brick exterior is complemented by freshly painted wood accents for standout curb appeal. The yard is approximately 90% fenced, offering added privacy and outdoor usability. Clean, bright, and move-in ready—6155 Natchez is the kind of home that feels welcoming the second you walk through the door.

21. 2026-03-24
    soldstatus $32,750 Closed

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

22. 2026-03-24
    soldstatus $32,750 Closed

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

23. 2026-03-14
    historical Accepting Backup Offers

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

24. 2026-03-14
    historical Active Under Contract

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

25. 2026-03-10
    price $39,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

26. 2026-03-10
    price $39,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

27. 2026-02-23
    price $41,900
28. 2026-02-22
    price $41,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

29. 2026-01-01
    price $42,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

30. 2026-01-01
    price $42,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

31. 2025-12-02
    price $49,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

32. 2025-12-02
    price $49,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

33. 2025-11-14
    price $51,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

34. 2025-11-14
    price $51,900

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

35. 2025-11-04
    listed $54,900 Active

    Show marketing remark (363 chars)

    Welcome to this interesting opportunity to get away from the inflation of renting in todays climate, or to add to your high ROI investment portfolio. .. This home features a solid brick structure with three bedrooms, one bathroom, and a full basement. .. With a little TLC this property could be ready to occupy in less than a week. Schedule your showing today!!!

36. 2025-11-03
    listed $54,900 Active
37. 2014-06-04
    historical
38. 2014-04-30
    historical
39. 2014-04-30
    historical
40. 2013-06-04
    listed $5,900
41. 2013-06-04
    listed $5,900
42. 2013-06-04
    historical
43. 2013-06-04
    historical
44. 2013-03-08
    listed $7,900
45. 2013-03-08
    listed $7,900
46. 2013-03-08
    historical
47. 2013-03-08
    historical
48. 2013-01-02
    listed $5,900
49. 2012-10-19
    historical
50. 2012-10-17
    listed $9,900

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$313/yr (+$26/mo · 43.1%)

ⓘ 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 ≥97°F today · 14 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: $13,250
• − Mortgage interest: −$4,924
• − Property taxes: −$727
• − Insurance: −$440
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,557
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,174/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): 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

+253.0% since first listed

44 events — show timeline

• 2026-06-15 Price Changed $87,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $87,900 REALCOMP
• 2026-05-18 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $89,900 REALCOMP
• 2026-04-30 Listed $98,700 REALCOMP
• 2026-04-30 Listed $98,700 MiRealSource-MiMLS
• 2026-03-24 Sold (MLS) $32,750 MiRealSource-MiMLS
• 2026-03-24 Sold (MLS) $32,750 REALCOMP
• 2026-03-14 Contingent — MiRealSource-MiMLS
• 2026-03-14 Contingent — REALCOMP
• 2026-03-10 Price Changed $39,900 MiRealSource-MiMLS
• 2026-03-10 Price Changed $39,900 REALCOMP
• 2026-02-23 Price Changed $41,900 MiRealSource-MiMLS
• 2026-02-22 Price Changed $41,900 REALCOMP
• 2026-01-01 Price Changed $42,900 MiRealSource-MiMLS
• 2026-01-01 Price Changed $42,900 REALCOMP
• 2025-12-02 Price Changed $49,900 MiRealSource-MiMLS
• 2025-12-02 Price Changed $49,900 REALCOMP
• 2025-11-14 Price Changed $51,900 MiRealSource-MiMLS
• 2025-11-14 Price Changed $51,900 REALCOMP
• 2025-11-04 Listed $54,900 REALCOMP
• 2025-11-03 Listed $54,900 MiRealSource-MiMLS
• 2014-06-04 Listing Removed — MiRealSource-MiMLS
• 2014-04-30 Listing Removed — REALCOMP
• 2014-04-30 Listing Removed — MiRealSource-MiMLS
• 2013-06-04 Listing Removed — MiRealSource-MiMLS
• 2013-06-04 Listing Removed — REALCOMP
• 2013-06-04 Listed $5,900 REALCOMP
• 2013-06-04 Listed $5,900 MiRealSource-MiMLS
• 2013-03-08 Listing Removed — REALCOMP
• 2013-03-08 Listing Removed — MiRealSource-MiMLS
• 2013-03-08 Listed $7,900 MiRealSource-MiMLS
• 2013-03-08 Listed $7,900 REALCOMP
• 2013-01-02 Listed $5,900 MiRealSource-MiMLS
• 2012-10-19 Listing Removed — MiRealSource-MiMLS
• 2012-10-17 Listing Removed — REALCOMP
• 2012-10-17 Listed $9,900 REALCOMP
• 2012-10-17 Listed $9,900 MiRealSource-MiMLS
• 2011-10-18 Listed $14,900 REALCOMP
• 2011-10-18 Listed $9,900 MiRealSource-MiMLS
• 2006-01-04 Listing Removed — REALCOMP
• 2005-12-17 Listed $55,900 REALCOMP
• 2005-09-02 Sold (MLS) $21,500 REALCOMP
• 2005-08-02 Listed $24,900 REALCOMP

Property tax history

-1.2%/yr

Latest (2025): $727 · +0.7% YoY. Source: county tax records.