3091 Bertha Ave · Mount Morris, MI 48504

$43,999

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 51 Days on market

Built 1950 0.37 ac lot $31/sqft · 12% above area Est $39k · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home offering a spacious living area with updated flooring and a functional layout. The kitchen provides ample cabinet space and flows well for everyday use. Generously sized rooms throughout with great potential to make it your own.

Key facts

• 0.37 acre lot
• Built 1950
• Listed 51 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Brick construction; Crawl space foundation
• Exterior features: Dirt road access; Lot dimensions approximately 168 x 94 x 167 x 95; Lot size about 0.37 acres; No pool

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Washer/dryer stacked; Has basement with crawl space; Total of 5 rooms
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Westwood Heights Schools (suburban): math 7% / reading 16% proficiency, ranked #704 of 760 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $11k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,679 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1950 — 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: 2.06% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.97%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $39,450
• List price: $43,999
• Delta: 11.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4008 Winona St	0.42mi	3/1.0	1,418 (+1%)	1mo	$79,900	$56	73
3713 Wisner St	0.22mi	3/1.0	1,449 (+4%)	8mo	$17,500	$12	73
2565 Mccollum Ave	0.39mi	3/1.5	1,298 (-7%)	3mo	$100,000	$77	66
3101 Brynmawr Pl	0.64mi	3/1.0	1,478 (+6%)	1mo	$50,000	$34	56
2516 Wisner St	0.71mi	3/1.5	1,362 (-3%)	14mo	$16,000	$12	49
3166 Raywood St	0.19mi	3/1.5	1,200 (-14%)	21mo	$100,500	$84	48
4319 Greenlawn Dr	0.64mi	3/1.0	1,310 (-6%)	10mo	$38,500	$29	47
4201 Winona St	0.46mi	3/1.0	1,212 (-13%)	7mo	$34,900	$29	46
3822 Leerda St	0.57mi	2/1.5 (-1)	1,250 (-11%)	9mo	$30,000	$24	41
2207 W Stewart Ave	0.46mi	3/2.0	1,591 (+14%)	23mo	$65,000	$41	36
4507 Wisner St	0.51mi	3/1.0	1,578 (+13%)	22mo	$22,500	$14	33

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: 36.3%
• Equity multiple: 2.54×
• Total profit: $19,020
• Equity at exit: $6,560

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $50,272
• Equity at exit: $3,804

Cash invested: $12,320 (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 48504

• Active inventory: 131
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $410

Break-even live

Break-even rent $385

Max offer price $43,999

Occupancy floor 50%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.64mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.65mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.71mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.71mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.72mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.92mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.92mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.14mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.29mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $43,999 Active 51 DOM

   Show marketing remark (251 chars)

   3-bedroom, 2-bath home offering a spacious living area with updated flooring and a functional layout. The kitchen provides ample cabinet space and flows well for everyday use. Generously sized rooms throughout with great potential to make it your own.

2. 2026-06-17
   price $43,999 Active 50 DOM
3. 2026-06-17
   days on market $45,000 Active 50 DOM
4. 2026-06-16
   days on market $45,000 Active 49 DOM
5. 2026-06-15
   days on market $45,000 Active 48 DOM
6. 2026-06-14
   days on market $45,000 Active 46 DOM
7. 2026-06-13
   days on market $45,000 Active 45 DOM
8. 2026-06-10
   days on market $45,000 Active 43 DOM
9. 2026-06-09
   days on market $45,000 Active 42 DOM
10. 2026-06-08
    days on market $45,000 Active 41 DOM
11. 2026-06-07
    pricedays on market $45,000 Active 40 DOM
12. 2026-06-05
    days on market $55,000 Active 37 DOM
13. 2026-06-02
    days on market $55,000 Active 35 DOM
14. 2026-06-01
    days on market $55,000 Active 34 DOM
15. 2026-05-31
    days on market $55,000 Active 33 DOM
16. 2026-05-30
    days on market $55,000 Active 32 DOM
17. 2026-04-28
    listed $55,000 Active 251-char remark

    Show marketing remark (251 chars)

    3-bedroom, 2-bath home offering a spacious living area with updated flooring and a functional layout. The kitchen provides ample cabinet space and flows well for everyday use. Generously sized rooms throughout with great potential to make it your own.

18. 2026-04-28
    listed $55,000 Active 251-char remark

    Show marketing remark (251 chars)

    3-bedroom, 2-bath home offering a spacious living area with updated flooring and a functional layout. The kitchen provides ample cabinet space and flows well for everyday use. Generously sized rooms throughout with great potential to make it your own.

19. 2006-07-26
    soldstatus $42,500

    Show marketing remark (151 chars)

    Brick Ranch Has Many Updates For The Price Of $50,000. New Carpet & Paint, New Ceramic Tile Floor And Counter Tops In Kitchen, And Ceramic Baths.

20. 2006-07-26
    soldstatus $42,500

    Show marketing remark (151 chars)

    Brick Ranch Has Many Updates For The Price Of $50,000. New Carpet & Paint, New Ceramic Tile Floor And Counter Tops In Kitchen, And Ceramic Baths.

21. 2006-07-23
    historical
22. 2006-03-03
    listed $42,500

    Show marketing remark (151 chars)

    Brick Ranch Has Many Updates For The Price Of $50,000. New Carpet & Paint, New Ceramic Tile Floor And Counter Tops In Kitchen, And Ceramic Baths.

23. 2006-03-03
    listed $42,500

    Show marketing remark (151 chars)

    Brick Ranch Has Many Updates For The Price Of $50,000. New Carpet & Paint, New Ceramic Tile Floor And Counter Tops In Kitchen, And Ceramic Baths.

ⓘ 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 ≥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: $10,852
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,280
• Taxable income: $4,491
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $3,846/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: Westwood Heights Schools
• NCES district ID: 2635970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 16% ▲ 3.00%
• Median HH income: $33,020
• Composite: 12.82/100
• National rank: #14544
• State rank: #704 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

• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% 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: ▼ -101.67%
• Current HPI: 94.3111
• 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

+3.5% since first listed

11 events — show timeline

• 2026-06-18 Price Changed $43,999 MiRealSource-MiMLS
• 2026-06-17 Price Changed $43,999 REALCOMP
• 2026-06-06 Price Changed $45,000 MiRealSource-MiMLS
• 2026-06-05 Price Changed $45,000 REALCOMP
• 2026-04-28 Listed $55,000 REALCOMP
• 2026-04-28 Listed $55,000 MiRealSource-MiMLS
• 2006-07-26 Sold (MLS) $42,500 MiRealSource-MiMLS
• 2006-07-26 Sold (MLS) $42,500 REALCOMP
• 2006-07-23 Listing Removed — MiRealSource-MiMLS
• 2006-03-03 Listed $42,500 MiRealSource-MiMLS
• 2006-03-03 Listed $42,500 REALCOMP

Property tax history

+14.3%/yr

Latest (2025): $5,651 · +36.2% YoY. Source: county tax records.