1258 E Cornell Ave · Genesee, MI 48505

$17,500

1 bd · 1.0 ba · 480 sqft · SingleFamily · 63 Days on market

Built 1935 0.73 ac lot $36/sqft · 37% below area Est $28k · 37% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• 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 +1.0/10.0

Listing remarks MLS

Investors--don't miss this opportunity! This 1-bedroom home sits on a spacious . 73-acre lot. The property features a large fenced yard and includes a shed for additional storage.

Key facts

• Fenced yard
• Spacious lot
• Large shed

Tags

• FENCED YARD
• LARGE SHED
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $18k).
• Recommended offer: $16k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 99 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $589 of equity ($121 loan paydown + $468 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.58% ✓
• Cap rate: 39.69%
• Cash-on-cash: 119.26%
• DSCR: 6.31
• GRM: 1.8

CMA / ARV

• ARV (median comp): $27,674
• List price: $17,500
• Delta: -36.76%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.70×
• Total profit: $32,852
• Equity at exit: $7,550

10-year hold

• IRR: —
• Equity multiple: 16.08×
• Total profit: $73,900
• Equity at exit: $11,393

Cash invested: $4,900 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$92
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $487

Break-even live

Break-even rent $185

Max offer price $17,500

Occupancy floor 34%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $17,500 Active 63 DOM
2. 2026-06-17
   days on market $17,500 Active 62 DOM
3. 2026-06-16
   days on market $17,500 Active 61 DOM
4. 2026-06-15
   days on market $17,500 Active 60 DOM
5. 2026-06-14
   days on market $17,500 Active 58 DOM
6. 2026-06-13
   days on market $17,500 Active 57 DOM
7. 2026-06-10
   days on market $17,500 Active 55 DOM
8. 2026-06-09
   days on market $17,500 Active 54 DOM
9. 2026-06-08
   days on market $17,500 Active 53 DOM
10. 2026-06-07
    days on market $17,500 Active 52 DOM
11. 2026-06-03
    days on market $17,500 Active 48 DOM
12. 2026-06-02
    days on market $17,500 Active 47 DOM
13. 2026-06-01
    days on market $17,500 Active 46 DOM
14. 2026-05-31
    days on market $17,500 Active 45 DOM
15. 2026-05-30
    days on market $17,500 Active 44 DOM
16. 2026-04-16
    listed $19,900 Active 179-char remark

    Show marketing remark (179 chars)

    Investors--don't miss this opportunity! This 1-bedroom home sits on a spacious . 73-acre lot. The property features a large fenced yard and includes a shed for additional storage.

17. 2026-04-15
    listed $19,900 Active 183-char remark

    Show marketing remark (183 chars)

    Investors—don't miss this opportunity! This 1-bedroom home sits on a spacious .73-acre lot. The property features a large fenced yard and includes a shed for additional storage.

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $9,613
• − Mortgage interest: −$980
• − Property taxes: −$562
• − Insurance: −$88
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$509
• Taxable income: $5,936
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $4,419/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 — Genesee

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

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

• 2026-04-16 Listed $19,900 REALCOMP
• 2026-04-15 Listed $19,900 Greater Lansing AoR

Property tax history

+3.6%/yr

Latest (2025): $562 · +7.8% YoY. Source: county tax records.