8508 N Saginaw Rd · Genesee, MI 48458

$69,000

3 bd · 1.0 ba · 884 sqft · SingleFamily · 37 Days on market

Built 1930 5,663 sqft lot Est $98k · 30% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom ranch located in an established residential neighborhood in Mount Morris. Conveniently situated near schools, parks, shopping, dining, and major expressways including I-475 and I-75, this home offers easy access to both downtown Mount Morris and the greater Flint area while maintaining a quiet neighborhood setting. Please note this property is being sold AS-IS, and the Seller will not pay the owner's title policy at closing. -

Key facts

• 5,663 sq ft lot
• Built 1930
• Listed 37 days

Tags

• EASY ACCESS TO DOWNTOWN
• QUIET NEIGHBORHOOD SETTING

Property features AI

Finance

• Financial info: Annual tax: $1,896

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot roughly 40 x 125 (0.13 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mt. Morris Consolidated Schools (suburban): math 7% / reading 19% proficiency, ranked #511 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $98,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8486 Saginaw Rd	0.04mi	2/1.0 (-1)	832 (-6%)	16mo	$90,000	$108	70
1031 E Pine Ave	0.43mi	2/1.5 (-1)	900 (+2%)	1mo	$125,000	$139	69
1059 Corydon Dr	0.29mi	2/1.0 (-1)	864 (-2%)	13mo	$131,000	$152	67
1126 Paul St	0.23mi	3/1.0	990 (+12%)	7mo	$130,000	$131	63
1051 Pinehurst Blvd	0.40mi	2/1.0 (-1)	956 (+8%)	1mo	$159,500	$167	62
1021 Burns St	0.11mi	2/1.0 (-1)	800 (-10%)	18mo	$78,900	$99	59
1150 Wisner St	0.44mi	3/1.0	945 (+7%)	14mo	$105,000	$111	57
1132 Wisner St	0.41mi	2/1.0 (-1)	815 (-8%)	7mo	$85,500	$105	56
766 Louisa St	0.60mi	3/1.0	960 (+9%)	3mo	$91,000	$95	55
1201 Thelma St	0.59mi	3/1.0	1,000 (+13%)	1mo	$146,000	$146	50
643 Roosevelt Ave	0.72mi	3/1.0	1,008 (+14%)	2mo	$99,000	$98	41
394 Wilson Ave	0.72mi	2/1.0 (-1)	996 (+13%)	12mo	$96,000	$96	30

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $11,974
• Equity at exit: $10,288

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $40,413
• Equity at exit: $5,966

Cash invested: $19,320 (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 48458

• Home prices YoY: -16.0%
• Active inventory: 144
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $363

Break-even live

Break-even rent $694

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9070 N Saginaw Rd Apt 201 Mt Morris, MI	2.0	1.0	700	$940	$1.34	13d	1	0.21mi
750 Jefferson St Mt Morris, MI	1.0–2.0	1.0–2.0	828	$1,020	$1.23	13d	4	0.68mi

Listing history 45 events

1. 2026-06-18
   days on market $69,000 Active 37 DOM
2. 2026-06-17
   days on market $69,000 Active 36 DOM
3. 2026-06-16
   days on market $69,000 Active 35 DOM
4. 2026-06-15
   days on market $69,000 Active 34 DOM
5. 2026-06-14
   days on market $69,000 Active 32 DOM
6. 2026-06-13
   days on market $69,000 Active 31 DOM
7. 2026-06-10
   days on market $69,000 Active 29 DOM
8. 2026-06-09
   days on market $69,000 Active 28 DOM
9. 2026-06-08
   days on market $69,000 Active 27 DOM
10. 2026-06-07
    days on market $69,000 Active 26 DOM
11. 2026-06-03
    days on market $69,000 Active 22 DOM
12. 2026-06-02
    days on market $69,000 Active 21 DOM
13. 2026-06-01
    days on market $69,000 Active 20 DOM
14. 2026-05-31
    days on market $69,000 Active 19 DOM
15. 2026-05-30
    days on market $69,000 Active 18 DOM
16. 2026-05-12
    listed $69,000 Active 465-char remark

    Show marketing remark (465 chars)

    Welcome to this charming 3-bedroom ranch located in an established residential neighborhood in Mount Morris. Conveniently situated near schools, parks, shopping, dining, and major expressways including I-475 and I-75, this home offers easy access to both downtown Mount Morris and the greater Flint area while maintaining a quiet neighborhood setting. Please note this property is being sold AS-IS, and the Seller will not pay the owner's title policy at closing. -

17. 2026-05-12
    listed $69,000 Active

    Show marketing remark (465 chars)

    Welcome to this charming 3-bedroom ranch located in an established residential neighborhood in Mount Morris. Conveniently situated near schools, parks, shopping, dining, and major expressways including I-475 and I-75, this home offers easy access to both downtown Mount Morris and the greater Flint area while maintaining a quiet neighborhood setting. Please note this property is being sold AS-IS, and the Seller will not pay the owner's title policy at closing. -

18. 2022-06-02
    soldstatus $102,000
19. 2022-05-26
    soldstatus $102,000 Sold 967-char remark

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

20. 2022-05-26
    soldstatus $102,000 Closed

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

21. 2022-04-11
    status Pending 967-char remark

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

22. 2022-04-11
    status Pending

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

23. 2022-03-25
    listed $109,000 Active 967-char remark

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

24. 2022-03-25
    listed $109,000 Active

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

25. 2022-03-24
    historical $109,000 967-char remark

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

26. 2022-03-24
    historical $109,000

    Show marketing remark (967 chars)

    Buyers are you looking for a true MOVE-IN-READY Home, that's been updated??. .. and I mean COMPLETELY Remodeled, then don't miss this one! This 3 bedroom ranch offers a bright and open floor plan with ample amounts of natural light that pours in highlighting the neutral grey tones and crisp clean whites. New custom kitchen with modern shaker style cabinetry, glass tile backsplash and beautiful countertops. Located just on the outskirts of Clio, this Genesee Township home is close to shopping and restaurants in any direction. Fresh paint and flooring throughout. New energy efficient insulated heat ducts keep your heating bills to a minimum. Also, the entire home has been rewired with new electric including an exterior generator hook-up. Other 2022 updates include; well cap, hot water heater, plumbing, light fixtures, tub & surround, windows, insulation, trim, exterior door and more! Come check it out and don't forget to make your appointment today!

27. 2010-12-06
    historical
28. 2010-12-06
    historical
29. 2008-08-07
    historical
30. 2008-08-07
    historical
31. 2008-08-07
    historical
32. 2008-06-27
    listed $17,000
33. 2008-06-27
    listed $17,000
34. 2008-06-26
    listed $17,000
35. 2002-07-17
    listed $61,900
36. 2002-07-17
    listed $61,900
37. 2002-07-17
    historical
38. 2002-06-27
    historical
39. 2002-02-28
    listed $72,000
40. 2002-02-28
    listed $72,000
41. 2001-01-11
    soldstatus $16,500
42. 1997-09-23
    historical
43. 1997-09-23
    listed $56,000
44. 1997-09-23
    listed $56,000
45. 1997-09-23
    historical

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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 ≥96°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: $13,840
• − Mortgage interest: −$3,865
• − Property taxes: −$1,896
• − Insurance: −$345
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,007
• Taxable income: $3,513
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,508/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: Mt. Morris Consolidated Schools
• NCES district ID: 2624720
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $35,006
• Composite: 10.63/100
• National rank: #9774
• State rank: #511 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

+23.2% since first listed

30 events — show timeline

• 2026-05-12 Listed $69,000 REALCOMP
• 2026-05-12 Listed $69,000 MiRealSource-MiMLS
• 2022-06-02 Sold (Public Records) $102,000 Public Records
• 2022-05-26 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2022-05-26 Sold (MLS) $102,000 REALCOMP
• 2022-04-11 Pending — REALCOMP
• 2022-04-11 Pending — MiRealSource-MiMLS
• 2022-03-25 Listed $109,000 REALCOMP
• 2022-03-25 Listed $109,000 MiRealSource-MiMLS
• 2022-03-24 Coming Soon $109,000 REALCOMP
• 2022-03-24 Coming Soon $109,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2008-08-07 Listing Removed — REALCOMP
• 2008-08-07 Listing Removed — MiRealSource-MiMLS
• 2008-08-07 Listing Removed — REALCOMP
• 2008-06-27 Listed $17,000 REALCOMP
• 2008-06-27 Listed $17,000 MiRealSource-MiMLS
• 2008-06-26 Listed $17,000 REALCOMP
• 2002-07-17 Listing Removed — MiRealSource-MiMLS
• 2002-07-17 Listed $61,900 MiRealSource-MiMLS
• 2002-07-17 Listed $61,900 REALCOMP
• 2002-06-27 Listing Removed — MiRealSource-MiMLS
• 2002-02-28 Listed $72,000 MiRealSource-MiMLS
• 2002-02-28 Listed $72,000 REALCOMP
• 2001-01-11 Sold (Public Records) $16,500 Public Records
• 1997-09-23 Listing Removed — REALCOMP
• 1997-09-23 Listed $56,000 REALCOMP
• 1997-09-23 Listed $56,000 MiRealSource-MiMLS
• 1997-09-23 Listing Removed — MiRealSource-MiMLS

Property tax history

+9.2%/yr

Latest (2025): $1,896 · +162.5% YoY. Source: county tax records.