2316 Rollins St · Grand Blanc, MI 48439

$160,000

2 bd · 1.5 ba · 1,072 sqft · SingleFamily public records · 2 Days on market

Built 1951 10,019 sqft lot Est $173k · 7% under

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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 +11.8/30.0
• ARV discount +10.8/15.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 2316 Rollins Street! This charming ranch sits on a spacious 0.23-acre lot in a quiet neighborhood and features a large, fenced backyard - perfect for entertaining, pets, or simply relaxing outdoors. Whether you're a first-time homebuyer or looking to downsize, this home offers comfort, functionality, and plenty of potential. Inside, you'll find three bedrooms and two full bathrooms, along with a bright and inviting family room that fills with natural light. The galley-style kitchen features newer cabinetry and offers an efficient layout with easy access to the home's private primary suite. Tucked away through a charming entrance nook, the secluded primary bedroom includes its own full bathroom for added privacy. Enjoy added peace of mind with newer windows (2021) and a new roof and gutters (2023). The home also includes a 1.5-car garage and comes complete with the countertop dishwasher, refrigerator, microwave, range, washer, dryer, and two A/C units. Step outside and imagine transforming the backyard patio into the perfect firepit or gathering space for summer evenings with family and friends. With just a few personal touches, this delightful home is ready to make your own. Schedule your showing today and discover all that 2316 Rollins Street has to offer!

Key facts

• Galley-style kitchen
• Newer windows
• New roof and gutters

Tags

• FENCED BACKYARD
• GALLEY-STYLE KITCHEN
• PRIVATE PRIMARY SUITE
• SECLUDED PRIMARY BEDROOM
• NEWER WINDOWS
• NEW ROOF AND GUTTERS

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Entry faces ground level
• Construction: Block, brick, and vinyl siding construction; Slab foundation; Built with asphalt roof
• Exterior features: Fenced backyard; Paved road access; Asphalt roof

Interior

• Kitchen: Built-in electric range; Free-standing refrigerator; Microwave; Portable dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Built-in electric range; Free-standing refrigerator; Microwave; Portable dishwasher; Washer/dryer stacked; Five total rooms
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (16.9% below list).
• Recommended offer: $133k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 21y 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,920 (16.9% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $172,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Rollins St	0.05mi	3/1.5 (+1)	1,192 (+11%)	2mo	$180,000	$151	72
2253 Russell St	0.36mi	2/1.0	1,036 (-3%)	6mo	$151,000	$146	71
6085 Westdale Dr	0.45mi	3/1.0 (+1)	1,056 (-2%)	1mo	$173,000	$164	69
6302 Springdale Blvd	0.70mi	2/1.0	1,032 (-4%)	1mo	$130,000	$126	58
5481 Alexander St	0.33mi	3/1.0 (+1)	968 (-10%)	5mo	$115,000	$119	57
5143 Todd St	0.52mi	3/2.0 (+1)	1,133 (+6%)	4mo	$110,000	$97	56
6094 Grove Ave	0.42mi	3/1.0 (+1)	1,161 (+8%)	7mo	$187,000	$161	54
2278 Chapin St	0.43mi	3/2.0 (+1)	1,228 (+15%)	0mo	$200,000	$163	48
6314 Woodsdale Dr	0.60mi	3/1.0 (+1)	960 (-10%)	8mo	$190,000	$198	41
6230 Woodsdale Dr	0.62mi	3/1.0 (+1)	960 (-10%)	7mo	$190,000	$198	41
6294 Springdale Blvd	0.70mi	3/1.5 (+1)	1,200 (+12%)	3mo	$123,000	$103	40
6307 Springdale Blvd	0.73mi	3/1.0 (+1)	912 (-15%)	6mo	$180,000	$197	29

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 · 6.79% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.47×
• Total profit: $-23,538
• Equity at exit: $23,857

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-812
• Equity at exit: $13,834

Cash invested: $44,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$839
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-45

Break-even live

Break-even rent $1,387

Max offer price $151,995

Occupancy floor 98%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 E Hill Rd Grand Blanc, MI	1.0–3.0	1.0–2.5	1270	$1,500	$1.18	13d	29	0.42mi
6066 Dort Hwy Grand Blanc, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.55mi
6284 Woodsdale Dr Grand Blanc, MI	2.0	1.0	960	$1,500	$1.56	13d	1	0.62mi
2168 Fox Hill Dr Grand Blanc, MI	1.0–2.0	1.0–2.0	885	$1,254	$1.42	13d	10	0.66mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	13d	70	1.35mi
5238 Dunn Hill Dr Grand Blanc, MI	2.0–3.0	1.5	1075	$1,100	$1.02	13d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $160,000 Active 2 DOM
2. 2026-06-16
   remarks 693-char remark
3. 2026-06-16
   listed $160,000 Active 1 DOM

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$94/yr (+$8/mo · 4.1%)

ⓘ 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 · 15 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: $15,950
• − Mortgage interest: −$8,962
• − Property taxes: −$2,276
• − Insurance: −$800
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,655
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $247/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: 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

+46.8% since first listed

64 events — show timeline

• 2026-06-12 Listed $160,000 MiRealSource-MiMLS
• 2026-06-12 Listed $160,000 REALCOMP
• 2022-11-03 Sold (Public Records) $150,000 Public Records
• 2022-10-26 Pending — REALCOMP
• 2022-10-26 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2022-10-26 Sold (MLS) $150,000 REALCOMP
• 2022-09-23 Contingent — MiRealSource-MiMLS
• 2022-09-23 Contingent — REALCOMP
• 2022-09-16 Listed $154,900 MiRealSource-MiMLS
• 2022-09-16 Listed $154,900 REALCOMP
• 2019-07-16 Sold (MLS) $110,200 MiRealSource-MiMLS
• 2019-07-16 Sold (MLS) $110,200 REALCOMP
• 2019-06-07 Pending — MiRealSource-MiMLS
• 2019-06-07 Pending — REALCOMP
• 2019-06-07 Price Changed $111,900 MiRealSource-MiMLS
• 2019-06-06 Price Changed $111,900 REALCOMP
• 2019-05-30 Price Changed $107,900 MiRealSource-MiMLS
• 2019-05-29 Price Changed $107,900 REALCOMP
• 2019-05-29 Price Changed $108,900 MiRealSource-MiMLS
• 2019-05-29 Price Changed $108,900 REALCOMP
• 2019-05-24 Price Changed $109,900 MiRealSource-MiMLS
• 2019-05-24 Price Changed $109,900 REALCOMP
• 2019-05-18 Relisted — MiRealSource-MiMLS
• 2019-05-17 Relisted — REALCOMP
• 2019-05-16 Pending — MiRealSource-MiMLS
• 2019-05-16 Pending — REALCOMP
• 2019-05-07 Contingent — MiRealSource-MiMLS
• 2019-05-07 Contingent — REALCOMP
• 2019-05-06 Pending — MiRealSource-MiMLS
• 2019-05-06 Pending — REALCOMP
• 2019-05-03 Price Changed $111,900 MiRealSource-MiMLS
• 2019-05-03 Price Changed $111,900 REALCOMP
• 2019-04-29 Price Changed $113,900 MiRealSource-MiMLS
• 2019-04-29 Price Changed $113,900 REALCOMP
• 2019-04-23 Price Changed $115,900 MiRealSource-MiMLS
• 2019-04-23 Price Changed $115,900 REALCOMP
• 2019-04-15 Price Changed $117,999 MiRealSource-MiMLS
• 2019-04-15 Price Changed $117,999 REALCOMP
• 2019-04-11 Price Changed $119,900 MiRealSource-MiMLS
• 2019-04-11 Price Changed $119,900 REALCOMP
• 2019-04-10 Price Changed $121,900 MiRealSource-MiMLS
• 2019-04-10 Price Changed $121,900 REALCOMP
• 2019-04-08 Price Changed $124,900 MiRealSource-MiMLS
• 2019-04-08 Price Changed $124,900 REALCOMP
• 2019-04-08 Relisted — MiRealSource-MiMLS
• 2019-04-08 Relisted — REALCOMP
• 2019-04-06 Pending — MiRealSource-MiMLS
• 2019-04-05 Pending — REALCOMP
• 2019-04-03 Price Changed $127,000 MiRealSource-MiMLS
• 2019-04-02 Price Changed $127,000 REALCOMP
• 2019-04-01 Price Changed $124,900 MiRealSource-MiMLS
• 2019-04-01 Price Changed $124,900 REALCOMP
• 2019-03-22 Price Changed $127,900 MiRealSource-MiMLS
• 2019-03-22 Price Changed $127,900 REALCOMP
• 2019-03-21 Price Changed $129,900 MiRealSource-MiMLS
• 2019-03-21 Price Changed $129,900 REALCOMP
• 2019-03-18 Listed $124,900 MiRealSource-MiMLS
• 2019-03-18 Listed $124,900 REALCOMP
• 2006-04-19 Sold (Public Records) $111,300 Public Records
• 2006-04-03 Sold (MLS) $111,300 MiRealSource-MiMLS
• 2006-04-03 Sold (MLS) $111,300 REALCOMP
• 2006-03-28 Listing Removed — MiRealSource-MiMLS
• 2005-11-08 Listed $109,000 MiRealSource-MiMLS
• 2005-11-08 Listed $109,000 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $2,276 · +4.0% YoY. Source: county tax records.