66 Grey Fox Ct · Grand Blanc, MI 48439

$62,000

3 bd · 2.0 ba · 1,237 sqft · Manufactured · 61 Days on market

Built 2016 Good condition 871 sqft lot $50/sqft · 69% below area $800/mo HOA · 55% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom 2 full bath home located in the Grand Blanc Crossing Mobile Home Park, Grand Blanc Michigan. In Grand Blanc school district. The owner has kept home very-well maintained, with numerous upgrades. Master Suite. Gas Stove, Refrigerator, Microwave, Dishwasher, Washer and Dryer. Large deck and shed. Lot rent $800 per month includes Property taxes, snow removal, Community pool, game room, fitness center, Club house and play ground. Purchaser must apply at The home park main office for residency approval. This home shows the true love of ownership. Seller states this is a wonderful community to live. Terms: Cash or Financing available.

Key facts

• Master suite
• Large deck
• Fitness center

Tags

• GRAND BLANC SCHOOL DISTRICT
• MASTER SUITE
• LARGE DECK
• COMMUNITY POOL
• GAME ROOM
• FITNESS CENTER

🏷️ Possibly a rental listed for sale. The $62,000 price doesn't fit this home's estimated sale value (~$201,440) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (19.6% below list).
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $50k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.4% in Grand Blanc — 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 82/100 on livability (#56 in MI, #1,077 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Grand Blanc Community Schools (suburban): math 33% / reading 54% proficiency, ranked #149 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 434 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $429 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $49,863 (19.6% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 2.34% ✓
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 3.6

CMA / ARV

• ARV (median comp): $201,440
• List price: $62,000
• Delta: -69.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.79% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.47×
• Total profit: $-9,140
• Equity at exit: $9,244

10-year hold

• IRR: 6.8%
• Equity multiple: 1.73×
• Total profit: $12,695
• Equity at exit: $5,361

Cash invested: $17,360 (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 48439

• Rents YoY: 6.8%
• Active inventory: 434
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$800
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-84

Break-even live

Break-even rent $1,555

Max offer price $49,863

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-62	+0% $-84	+5% $-105	+10% $-127
Rent	-10% $-198	-5% $-141	+0% $-84	+5% $-27	+10% $31
Rate	-1.0pp $-53	-0.5pp $-68	base $-84	+0.5pp $-100	+1.0pp $-116

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8225 Embury Rd Grand Blanc, MI	2.0–4.0	2.0	1368	$1,399	$1.02	14d	1	0.26mi
11661 Hawthorne Glen Dr Grand Blanc, MI	2.0	2.0	1200	$1,500	$1.25	44d	1	0.50mi
12063 S Saginaw St Grand Blanc, MI	1.0–2.0	1.0	770	$1,124	$1.46	14d	6	1.22mi

HOA detail

• Monthly dues: $800 · $9,600/yr
• Likely covers: gassnow removalpoolgym

Listing history 31 events

1. 2026-06-18
   days on market $62,000 Active 61 DOM
2. 2026-06-17
   days on market $62,000 Active 60 DOM
3. 2026-06-16
   days on market $62,000 Active 59 DOM
4. 2026-06-15
   pricedays on market $62,000 Active 58 DOM
5. 2026-06-14
   days on market $68,000 Active 56 DOM
6. 2026-06-13
   days on market $68,000 Active 55 DOM
7. 2026-06-10
   days on market $68,000 Active 53 DOM
8. 2026-06-09
   days on market $68,000 Active 52 DOM
9. 2026-06-08
   days on market $68,000 Active 51 DOM
10. 2026-06-07
    days on market $68,000 Active 50 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    days on market $68,000 Active 46 DOM
13. 2026-06-02
    days on market $68,000 Active 45 DOM
14. 2026-06-01
    days on market $68,000 Active 44 DOM
15. 2026-05-31
    days on market $68,000 Active 43 DOM
16. 2026-05-30
    days on market $68,000 Active 42 DOM
17. 2026-04-15
    listed $68,000 Active 656-char remark

    Show marketing remark (657 chars)

    Beautiful 3 bedroom 2 full bath home located in the Grand Blanc Crossing Mobile Home Park, Grand Blanc Michigan. In Grand Blanc school district. The owner has kept home very-well maintained, with numerous upgrades. Master Suite. Gas Stove, Refrigerator, Microwave, Dishwasher, Washer and Dryer. Large deck and shed. Lot rent $800 per month includes Property taxes, snow removal, Community pool, game room, fitness center, Club house and play ground. Purchaser must apply at The home park main office for residency approval. This home shows the true love of ownership. Seller states this is a wonderful community to live. Terms: Cash or Financing available.

18. 2026-04-15
    listed $68,000 Active 657-char remark

    Show marketing remark (657 chars)

    Beautiful 3 bedroom 2 full bath home located in the Grand Blanc Crossing Mobile Home Park, Grand Blanc Michigan. In Grand Blanc school district. The owner has kept home very-well maintained, with numerous upgrades. Master Suite. Gas Stove, Refrigerator, Microwave, Dishwasher, Washer and Dryer. Large deck and shed. Lot rent $800 per month includes Property taxes, snow removal, Community pool, game room, fitness center, Club house and play ground. Purchaser must apply at The home park main office for residency approval. This home shows the true love of ownership. Seller states this is a wonderful community to live. Terms: Cash or Financing available.

19. 2023-08-30
    historical
20. 2023-08-30
    historical
21. 2023-08-30
    historical
22. 2023-07-13
    price $55,000
23. 2023-07-12
    price $55,000
24. 2023-06-28
    listed $60,000 Active
25. 2023-06-28
    listed $60,000 Active
26. 2023-06-28
    listed $55,000
27. 2021-02-27
    historical
28. 2021-02-27
    historical
29. 2020-08-26
    listed $62,000 Active
30. 2020-08-26
    listed $62,000 Active
31. 2020-08-25
    historical

ⓘ 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: $17,386
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$9,600
• − Depreciation: −$1,804
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $-644/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Grand Blanc Crossing Mobile Home Park is in good condition with minimal repairs needed. A fresh coat of paint and gutter replacement would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace gutters — Improves water drainage and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace gutters — Improves water drainage and reduces maintenance costs ↑

ⓘ 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: Grand Blanc Community Schools
• NCES district ID: 2616350
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $59,691
• Composite: 38.24/100
• National rank: #4243
• State rank: #149 of 540 in MI

Livability — Grand Blanc

• Score: 82/100
• State rank: #56
• US rank: #1077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 51,900
• Metro: Flint, MI
• Population (ZIP): 51,900
• Household income: $88,490
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 864.0

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 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Other Indo-European 1% Chinese 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: ▼ -193.17%
• Current HPI: 216.3543
• Rent YoY: ▲ 6.79%
• 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

+9.7% since first listed

15 events — show timeline

• 2026-04-15 Listed $68,000 REALCOMP
• 2026-04-15 Listed $68,000 MiRealSource-MiMLS
• 2023-08-30 Listing Removed — MiRealSource-MiMLS
• 2023-08-30 Listing Removed — MiRealSource-MiMLS
• 2023-08-30 Listing Removed — REALCOMP
• 2023-07-13 Price Changed $55,000 MiRealSource-MiMLS
• 2023-07-12 Price Changed $55,000 REALCOMP
• 2023-06-28 Listed $55,000 MiRealSource-MiMLS
• 2023-06-28 Listed $60,000 MiRealSource-MiMLS
• 2023-06-28 Listed $60,000 REALCOMP
• 2021-02-27 Listing Removed — REALCOMP
• 2021-02-27 Listing Removed — MiRealSource-MiMLS
• 2020-08-26 Listed $62,000 REALCOMP
• 2020-08-26 Listed $62,000 MiRealSource-MiMLS
• 2020-08-25 Coming Soon — REALCOMP