8307 Camelot Ct · Genesee, MI 48458

$90,000

2 bd · 1.0 ba · 989 sqft · Condo · 18 Days on market

Built 1972 Good condition $205/mo HOA · 20% 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home. Neat clean and ready to move in. Open concept, large dining area and real large living area. Double doors make it easy for primary bedroom entry. Bring the King size bed to the primary bedroom. Large walk in closet. Lots of storage. Washer, dryer, dishwasher, stove and refrigerator. Separate laundry room. 2nd floor with no one able to live underneath. Extra storage on 1st floor as well. Wonderful! Perfect for snowbirds and those that want a relaxing home. New windows 2022, Water Heater 2024. Rural area yet close to everything. Easy to show.

Key facts

• Large living area
• Open concept
• Double doors

Tags

• OPEN CONCEPT
• LARGE DINING AREA
• LARGE LIVING AREA
• DOUBLE DOORS
• WALK IN CLOSET
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Leisureton North homeowners association; Monthly association fee of $205; Association fee includes lawn maintenance and snow removal

Exterior

• Parking: Attached garage with automatic door opener and garage electrical; One garage parking space
• Utilities: Public water; Public sanitary sewer; Natural gas heating fuel; Electric power (standard); Central air conditioning
• Home design: Condominium; Condo/Ranch, second floor unit; Site condo; Built in 1972
• Construction: Aluminum construction; Slab foundation
• Exterior features: Aluminum exterior; Paved street frontage; Road frontage; Pets allowed

Interior

• Kitchen: Kitchen on second floor (approx. 8 x 6); Includes range/oven, dishwasher, refrigerator
• Bedrooms: Bedroom 1 on second floor (15 x 10); Bedroom 2 on second floor (10 x 10)
• Bathrooms: One full bathroom on second floor (approx. 7 x 7)
• Heating & cooling: Forced air heating; Central A/C
• Interior features: Dishwasher; Dryer; Range/Oven; Refrigerator; Washer
• Laundry & utility: Laundry room on second floor (approx. 6 x 6); Includes washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (2.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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: 144 active listings in the ZIP; 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 $622 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $77k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $87,700 (2.6% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-15,455
• Equity at exit: $13,419

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-14,186
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$205
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-16

Break-even live

Break-even rent $1,047

Max offer price $87,700

Occupancy floor 97%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 18 DOM
2. 2026-06-17
   days on market $90,000 Active 17 DOM
3. 2026-06-16
   days on market $90,000 Active 16 DOM
4. 2026-06-15
   days on market $90,000 Active 15 DOM
5. 2026-06-14
   days on market $90,000 Active 13 DOM
6. 2026-06-13
   days on market $90,000 Active 12 DOM
7. 2026-06-10
   days on market $90,000 Active 10 DOM
8. 2026-06-09
   days on market $90,000 Active 9 DOM
9. 2026-06-08
   days on market $90,000 Active 8 DOM
10. 2026-06-07
    days on market $90,000 Active 7 DOM
11. 2026-06-02
    days on market $90,000 Active 2 DOM
12. 2026-06-01
    listing id $90,000 Active 1 DOM

    Show marketing remark (563 chars)

    Wonderful home. Neat clean and ready to move in. Open concept, large dining area and real large living area. Double doors make it easy for primary bedroom entry. Bring the King size bed to the primary bedroom. Large walk in closet. Lots of storage. Washer, dryer, dishwasher, stove and refrigerator. Separate laundry room. 2nd floor with no one able to live underneath. Extra storage on 1st floor as well. Wonderful! Perfect for snowbirds and those that want a relaxing home. New windows 2022, Water Heater 2024. Rural area yet close to everything. Easy to show.

13. 2026-06-01
    remarks 563-char remark

    Show marketing remark (563 chars)

    Wonderful home. Neat clean and ready to move in. Open concept, large dining area and real large living area. Double doors make it easy for primary bedroom entry. Bring the King size bed to the primary bedroom. Large walk in closet. Lots of storage. Washer, dryer, dishwasher, stove and refrigerator. Separate laundry room. 2nd floor with no one able to live underneath. Extra storage on 1st floor as well. Wonderful! Perfect for snowbirds and those that want a relaxing home. New windows 2022, Water Heater 2024. Rural area yet close to everything. Easy to show.

14. 2026-06-01
    listed $90,000 Active 1 DOM

    Show marketing remark (563 chars)

    Wonderful home. Neat clean and ready to move in. Open concept, large dining area and real large living area. Double doors make it easy for primary bedroom entry. Bring the King size bed to the primary bedroom. Large walk in closet. Lots of storage. Washer, dryer, dishwasher, stove and refrigerator. Separate laundry room. 2nd floor with no one able to live underneath. Extra storage on 1st floor as well. Wonderful! Perfect for snowbirds and those that want a relaxing home. New windows 2022, Water Heater 2024. Rural area yet close to everything. Easy to show.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,320
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$986
• − Management: −$986
• − HOA: −$2,460
• − Depreciation: −$2,618
• Taxable loss: −$1,571
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $186/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This condo is in good condition with recent updates, ready for move-in. Minor touch-ups and fresh carpet would further enhance its appeal.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Replace carpet — Fresh carpet improves tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Replace carpet — Fresh carpet improves tenant satisfaction ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+69.8% since first listed

10 events — show timeline

• 2026-06-01 Listed $90,000 MiRealSource-MiMLS
• 2026-06-01 Listed $90,000 REALCOMP
• 2023-10-13 Sold (MLS) $77,000 REALCOMP
• 2023-09-14 Pending — REALCOMP
• 2023-09-06 Listed $75,000 REALCOMP
• 2019-08-19 Sold (MLS) $38,250 REALCOMP
• 2019-08-14 Pending — REALCOMP
• 2019-06-24 Price Changed $45,000 REALCOMP
• 2019-05-03 Price Changed $49,900 REALCOMP
• 2019-04-23 Listed $53,000 REALCOMP