6169 Neff Rd · Mount Morris, MI 48458

$89,900

2 bd · 1.5 ba · 1,340 sqft · SingleFamily · 36 Days on market

Built 1961 7,405 sqft lot Est $83k · 8% over

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Why this score? — see what drove the C- 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• ARV discount +3.8/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 65 x 115 (0.17 acres)

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.7% in Mount Morris — 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 68/100 on livability (#357 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Beecher Community School District (suburban): math 7% / reading 10% proficiency, ranked #722 of 760 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dailey Elementary School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 312 students, 96% FRL); Beecher High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 262 students, 94% FRL).
• Market conditions: 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1961 — 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 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: 1.13% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $83,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6121 Eldon Rd	0.11mi	2/1.5	1,340 (0%)	12mo	$81,620	$61	85
6126 Titan Rd	0.09mi	3/2.0 (+1)	1,243 (-7%)	2mo	$125,000	$101	75
1432 Charwood Rd	0.31mi	2/1.5	1,353 (+1%)	12mo	$45,000	$33	74
1690 Mcalpine Dr	0.66mi	3/1.5 (+1)	1,340 (0%)	1mo	$119,900	$89	64
6164 Natchez Dr	0.35mi	3/1.0 (+1)	1,416 (+6%)	6mo	$90,000	$64	62
2161 Flamingo Dr	0.32mi	3/1.0 (+1)	1,416 (+6%)	13mo	$87,500	$62	58
2210 O'brien Rd	0.41mi	3/2.0 (+1)	1,450 (+8%)	4mo	$94,900	$65	57
1627 Mcalpine Dr	0.54mi	3/2.5 (+1)	1,425 (+6%)	0mo	$230,000	$161	55
1428 W Stanley Rd	0.74mi	3/2.0 (+1)	1,260 (-6%)	3mo	$10,000	$8	46
6149 Flowerday Dr	0.60mi	3/1.5 (+1)	1,468 (+10%)	8mo	$5,000	$3	45
2187 Armstrong Rd	0.44mi	3/2.0 (+1)	1,468 (+10%)	15mo	$87,500	$60	44
2267 Douglas Joel Dr	0.66mi	3/1.0 (+1)	1,296 (-3%)	16mo	$67,500	$52	43

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-171
• Equity at exit: $13,404

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $18,356
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$471
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $226

Break-even live

Break-even rent $729

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $277	-5% $252	+0% $226	+5% $201	+10% $175
Rent	-10% $146	-5% $186	+0% $226	+5% $266	+10% $306
Rate	-1.0pp $272	-0.5pp $249	base $226	+0.5pp $203	+1.0pp $179

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	45d	1	0.33mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	15d	1	0.35mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	15d	1	0.44mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	15d	1	0.80mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	45d	1	0.84mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$881	$0.77	15d	6	1.18mi

Listing history 23 events

1. 2026-06-21
   days on market $89,900 Active 36 DOM
2. 2026-06-18
   days on market $89,900 Active 33 DOM
3. 2026-06-17
   days on market $89,900 Active 32 DOM
4. 2026-06-16
   days on market $89,900 Active 31 DOM
5. 2026-06-15
   days on market $89,900 Active 30 DOM
6. 2026-06-14
   days on market $89,900 Active 28 DOM
7. 2026-06-13
   pricedays on market $89,900 Active 27 DOM
8. 2026-06-10
   days on market $94,900 Active 25 DOM
9. 2026-06-09
   days on market $94,900 Active 24 DOM
10. 2026-06-08
    days on market $94,900 Active 23 DOM
11. 2026-06-07
    days on market $94,900 Active 22 DOM
12. 2026-06-03
    days on market $94,900 Active 18 DOM
13. 2026-06-02
    days on market $94,900 Active 17 DOM
14. 2026-06-01
    days on market $94,900 Active 16 DOM
15. 2026-05-31
    days on market $94,900 Active 15 DOM
16. 2026-05-30
    days on market $94,900 Active 14 DOM
17. 2026-05-22
    status Active 366-char remark

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

18. 2026-05-22
    status Active

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

19. 2026-05-14
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

20. 2026-05-14
    status Pending

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

21. 2026-05-09
    listed $94,900 Active 366-char remark

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

22. 2026-05-09
    listed $94,900 Active

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

23. 2026-05-08
    historical $94,900 366-char remark

    Show marketing remark (366 chars)

    Welcome home to this beautifully updated 2-bedroom, 1.5-bath home featuring a spacious finished lower level perfect for a family room, home office, or entertaining space. Enjoy modern updates throughout, a functional layout, and plenty of natural light. Conveniently located near shopping, dining, and expressways, this move-in ready home is ready for its new owner!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$289/yr (+$24/mo · 35.9%)

ⓘ 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 ≥97°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: $12,187
• − Mortgage interest: −$5,036
• − Property taxes: −$806
• − Insurance: −$450
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,615
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,396/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: Beecher Community School District
• NCES district ID: 2604500
• Math proficiency: 7% ▲ 3.00%
• Reading proficiency: 10% ▼ -2.00%
• Median HH income: $27,719
• Composite: 9.96/100
• National rank: #14685
• State rank: #722 of 760 in MI

Livability — Mount Morris

• Score: 68/100
• State rank: #357
• US rank: #9095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• City population: 19,519
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-22 Relisted — MiRealSource-MiMLS
• 2026-05-22 Relisted — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-09 Listed $94,900 MiRealSource-MiMLS
• 2026-05-09 Listed $94,900 REALCOMP
• 2026-05-08 Coming Soon $94,900 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $806 · +2.0% YoY. Source: county tax records.