475 White Willow Dr · Flint, MI 48506

$37,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 226 Days on market

Built 1997 ↓ 47% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

Key facts

• Walk-in closet
• Cozy fireplace
• Private master bath

Tags

• WELL MAINTAINED COMMUNITY
• TURN-KEY MANUFACTURED HOME
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• PRIVATE MASTER BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in the Pineview Estates subdivision; Cross street: N Genesee Rd / E Coldwater Rd
• HOA & community: Homeowners association with monthly fees; HOA amenities include clubhouse, playground, and pool; Association fee includes trash service

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Single-story layout; Slab foundation
• Construction: Built area above grade: 1,680; Slab foundation
• Exterior features: Community pool; Shed(s); Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Electric water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 11.5% in Flint — 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 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 202 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 $256 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $33k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.87% ✓
• Cap rate: 25.21%
• Cash-on-cash: 67.56%
• DSCR: 4.01
• GRM: 2.9

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: 66.9%
• Equity multiple: 4.01×
• Total profit: $31,167
• Equity at exit: $5,517

10-year hold

• IRR: 71.1%
• Equity multiple: 8.24×
• Total profit: $75,038
• Equity at exit: $3,199

Cash invested: $10,360 (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 48506

• Active inventory: 202
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $583

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 40%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6152 N Genesee Rd Flint, MI	3.0–4.0	2.0	1279	$999	$0.78	13d	1	0.30mi
5200 N Genesee Rd Flint, MI	2.0	1.0	1050	$899	$0.86	43d	1	1.05mi

Listing history 29 events

1. 2026-06-10
   days on market $37,000 Active 226 DOM
2. 2026-06-09
   days on market $37,000 Active 225 DOM
3. 2026-06-08
   days on market $37,000 Active 224 DOM
4. 2026-06-07
   days on market $37,000 Active 223 DOM
5. 2026-06-05
   days on market $37,000 Active 220 DOM
6. 2026-06-02
   days on market $37,000 Active 218 DOM
7. 2026-06-01
   days on market $37,000 Active 217 DOM
8. 2026-05-31
   days on market $37,000 Active 216 DOM
9. 2026-05-30
   days on market $37,000 Active 215 DOM
10. 2026-03-23
    price $37,000 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

11. 2026-03-23
    price $37,000

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

12. 2026-01-15
    price $38,000 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

13. 2026-01-15
    status Active

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

14. 2026-01-15
    price $38,000

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

15. 2026-01-15
    status Active 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

16. 2026-01-12
    historical 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

17. 2025-11-24
    price $40,000 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

18. 2025-11-23
    price $40,000
19. 2025-10-20
    price $44,900 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

20. 2025-10-19
    status Active

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

21. 2025-10-19
    price $44,900

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

22. 2025-10-19
    status Active 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

23. 2025-10-17
    historical 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

24. 2025-09-14
    price $49,000 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

25. 2025-09-14
    price $49,000

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

26. 2025-08-16
    price $59,900 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

27. 2025-08-15
    price $59,900
28. 2025-07-29
    listed $69,900 Active

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

29. 2025-07-29
    listed $69,900 Active 658-char remark

    Show marketing remark (658 chars)

    Welcome to Pineview Estates, a well maintained community offering great amenities and comfortable living! This turn-key manufactured home features 3 bedrooms, 2 full baths, and over 1,600 sq ft of living space. The spacious living room with a cozy fireplace provides the perfect setting for relaxing or entertaining. The primary suite includes a private master bath and a walk-in closet, creating a peaceful retreat. Enjoy access to community perks like a swimming pool, clubhouse, playground, and pond, all just steps from your door. Priced to sell, this move in ready home is a great opportunity for first-time buyers, or down-sizers alike. Don't miss out!

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

Taxation est. · year 1

• Rental income: $12,743
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,076
• Taxable income: $6,816
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $5,363/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

-47.1% since first listed

20 events — show timeline

• 2026-03-23 Price Changed $37,000 MiRealSource-MiMLS
• 2026-03-23 Price Changed $37,000 REALCOMP
• 2026-01-15 Price Changed $38,000 MiRealSource-MiMLS
• 2026-01-15 Relisted — REALCOMP
• 2026-01-15 Price Changed $38,000 REALCOMP
• 2026-01-15 Relisted — MiRealSource-MiMLS
• 2026-01-12 Listing Removed — MiRealSource-MiMLS
• 2025-11-24 Price Changed $40,000 MiRealSource-MiMLS
• 2025-11-23 Price Changed $40,000 REALCOMP
• 2025-10-20 Price Changed $44,900 MiRealSource-MiMLS
• 2025-10-19 Relisted — REALCOMP
• 2025-10-19 Price Changed $44,900 REALCOMP
• 2025-10-19 Relisted — MiRealSource-MiMLS
• 2025-10-17 Listing Removed — MiRealSource-MiMLS
• 2025-09-14 Price Changed $49,000 MiRealSource-MiMLS
• 2025-09-14 Price Changed $49,000 REALCOMP
• 2025-08-16 Price Changed $59,900 MiRealSource-MiMLS
• 2025-08-15 Price Changed $59,900 REALCOMP
• 2025-07-29 Listed $69,900 REALCOMP
• 2025-07-29 Listed $69,900 MiRealSource-MiMLS