7415 Roger Thomas #2 Dr · Genesee, MI 48458

$795

2 bd · 1.0 ba · 500 sqft · SingleFamily · 31 Days on market

0.38 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 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 +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available Now! UPDATED - 2 Bedroom Unit! Includes Water and Heat! This 2 Bedroom, 1 Bathroom Apartment has been COMPLETELY updated! From new kitchen cabinets and appliances, an updated and fresh bathroom, to new flooring and paint throughout the entire unit. Be the first to lease this BRAND NEW unit! Genesee School District - close to downtown Genesee, walking distance to the high school and shopping center. Includes water and heat $300 Non-Refundable Cleaning fee Pet's upon owner approval - if approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected. Rental Terms: Rent: $795 Application Fee: $50 Security Deposit: $1,192.50 Appliances: Refrigerator Stove CALL [phone] Ext. 4 for more information. www. qrhpm.com

Key facts

• 0.38 acre lot
• Listed 31 days

Property features AI

Finance

• Other: Located in Genesee Estates subdivision

Exterior

• Utilities: Water available; No sewer listed
• Home design: Multi-family residential income property; Two levels
• Construction: Slab foundation
• Exterior features: Lot dimensions approximately 209 x 80 x 208 x 81; 0.38-acre lot

Interior

• Kitchen: Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; No central air
• Interior features: Oven; Refrigerator; Range

🏷️ Possibly a rental listed for sale. The $795 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $795.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $795).
• Recommended offer: $771 (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Genesee School District (suburban): math 14% / reading 28% proficiency, ranked #464 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 144 active listings in the ZIP; 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 $5 of loan paydown is wiped out by about $24 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 $223 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($771) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $771 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 113.89% ✓
• Cap rate: 1077.69%
• Cash-on-cash: 3826.43%
• DSCR: 171.25
• GRM: 0.1

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: —
• Equity multiple: 203.57×
• Total profit: $45,093
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 439.16×
• Total profit: $97,534
• Equity at exit: $69

Cash invested: $223 (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: 0.1×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $710

Break-even live

Break-even rent $7

Max offer price $795

Occupancy floor 17%

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: $199
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $795 Active 31 DOM
2. 2026-06-17
   days on market $795 Active 30 DOM
3. 2026-06-16
   days on market $795 Active 29 DOM
4. 2026-06-15
   days on market $795 Active 28 DOM
5. 2026-06-14
   days on market $795 Active 26 DOM
6. 2026-06-13
   days on market $795 Active 25 DOM
7. 2026-06-10
   days on market $795 Active 23 DOM
8. 2026-06-09
   days on market $795 Active 22 DOM
9. 2026-06-08
   days on market $795 Active 21 DOM
10. 2026-06-07
    days on market $795 Active 20 DOM
11. 2026-06-02
    days on market $795 Active 15 DOM
12. 2026-06-01
    days on market $795 Active 14 DOM
13. 2026-05-31
    days on market $795 Active 13 DOM
14. 2026-05-30
    days on market $795 Active 12 DOM
15. 2026-05-18
    listed $795 Active
16. 2024-09-11
    historical $575
17. 2024-08-28
    listed $575
18. 2024-08-16
    historical $795
19. 2024-07-03
    listed $795
20. 2023-10-30
    soldstatus $775 776-char remark

    Show marketing remark (776 chars)

    Available Now! UPDATED - 2 Bedroom Unit! Includes Water and Heat! This 2 Bedroom, 1 Bathroom Apartment has been COMPLETELY updated! From new kitchen cabinets and appliances, an updated and fresh bathroom, to new flooring and paint throughout the entire unit. Be the first to lease this BRAND NEW unit! Genesee School District - close to downtown Genesee, walking distance to the high school and shopping center. Includes water and heat $300 Non-Refundable Cleaning fee Pet's upon owner approval - if approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected. Rental Terms: Rent: $795 Application Fee: $50 Security Deposit: $1,192.50 Appliances: Refrigerator Stove CALL [phone] Ext. 4 for more information. www. qrhpm.com

21. 2023-07-21
    listed $795 776-char remark

    Show marketing remark (776 chars)

    Available Now! UPDATED - 2 Bedroom Unit! Includes Water and Heat! This 2 Bedroom, 1 Bathroom Apartment has been COMPLETELY updated! From new kitchen cabinets and appliances, an updated and fresh bathroom, to new flooring and paint throughout the entire unit. Be the first to lease this BRAND NEW unit! Genesee School District - close to downtown Genesee, walking distance to the high school and shopping center. Includes water and heat $300 Non-Refundable Cleaning fee Pet's upon owner approval - if approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected. Rental Terms: Rent: $795 Application Fee: $50 Security Deposit: $1,192.50 Appliances: Refrigerator Stove CALL [phone] Ext. 4 for more information. www. qrhpm.com

22. 2015-05-05
    soldstatus $600,000
23. 2015-05-05
    soldstatus $860,000
24. 2004-07-21
    soldstatus $725,000

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,865
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$23
• Taxable income: $9,043
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $6,347/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: Genesee School District
• NCES district ID: 2615750
• Math proficiency: 14% ▼ -14.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $37,596
• Composite: 17.51/100
• National rank: #9052
• State rank: #464 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

+18.6% since first listed

10 events — show timeline

• 2026-05-18 Listed $795 REALCOMP
• 2024-09-11 Rental Removed $575 APPFOLIO
• 2024-08-28 Listed for Rent $575 APPFOLIO
• 2024-08-16 Rental Removed $795 APPFOLIO
• 2024-07-03 Listed for Rent $795 APPFOLIO
• 2023-10-30 Sold (MLS) $775 REALCOMP
• 2023-07-21 Listed $795 REALCOMP
• 2015-05-05 Sold (Public Records) $860,000 Public Records
• 2015-05-05 Sold (Public Records) $600,000 Public Records
• 2004-07-21 Sold (Public Records) $725,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,032 · +0.5% YoY. Source: county tax records.