5069 Clio Rd · Mount Morris, MI 48504

$59,000

4 bd · 2.0 ba · 2,068 sqft · SingleFamily · 27 Days on market

Built 1939 3.00 ac lot $29/sqft · 64% below area ↓ 50% since listing

---

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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – 3 Acres with Incredible Potential in Mt. Morris Township! Opportunity awaits with this spacious Cape Cod situated on approximately 3 private acres, set back off the main road - perfect for those seeking privacy and ideal for anyone looking to live and work from the same property. With over 2,000 square feet of living space, this 4–5 bedroom, 2 full bath home offers generous interior and exterior space ready for transformation. The home features an open floor plan, large island kitchen, expansive family room with gas log fireplace and Jacuzzi tub, a primary suite with private bath and Jacuzzi, basement, and attached two-car garage. Outside, the acreage provides room for recreation, gardening, expansion, or future improvements, along with an above-ground pool. The property does require significant updates and repairs, making it a true handyman or investor opportunity - but the potential is undeniable. With vision and renovation, this home could become a beautiful family residence with plenty of room to grow, both inside and out. Conveniently located near shopping, schools, and expressways, while still offering privacy and space, this is a rare chance to build equity and create something special. Not a drive-by - must see to appreciate the possibilities. Taxes are approximate. BATVAI.

Key facts

• 3 acre lot
• 2 garage spots
• Built 1939

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 3 acres (99 x 1320)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Fireplace in the family room; Unfinished basement with sump pump; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.5% 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: schools F, crime F, amenities F.
• Westwood Heights Schools (suburban): math 7% / reading 16% proficiency, ranked #704 of 760 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 1 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 $408 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y 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.
• Current owner paid $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $164,709
• List price: $59,000
• Delta: -64.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5069 Clio Rd	0.00mi	4/2.0	2,068 (0%)	1mo	$50,000	$24	100

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $9,718
• Equity at exit: $8,797

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $33,324
• Equity at exit: $5,101

Cash invested: $16,520 (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 48504

• Active inventory: 131
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $302

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 61%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	1.28mi

Listing history 38 events

1. 2026-06-02
   days on market $59,000 Active 27 DOM

   Show marketing remark (1359 chars)

   Investor Special – 3 Acres with Incredible Potential in Mt. Morris Township! Opportunity awaits with this spacious Cape Cod situated on approximately 3 private acres, set back off the main road - perfect for those seeking privacy and ideal for anyone looking to live and work from the same property. With over 2,000 square feet of living space, this 4–5 bedroom, 2 full bath home offers generous interior and exterior space ready for transformation. The home features an open floor plan, large island kitchen, expansive family room with gas log fireplace and Jacuzzi tub, a primary suite with private bath and Jacuzzi, basement, and attached two-car garage. Outside, the acreage provides room for recreation, gardening, expansion, or future improvements, along with an above-ground pool. The property does require significant updates and repairs, making it a true handyman or investor opportunity - but the potential is undeniable. With vision and renovation, this home could become a beautiful family residence with plenty of room to grow, both inside and out. Conveniently located near shopping, schools, and expressways, while still offering privacy and space, this is a rare chance to build equity and create something special. Not a drive-by - must see to appreciate the possibilities. Taxes are approximate. BATVAI.

2. 2026-06-01
   days on market $59,000 Active 26 DOM
3. 2026-05-31
   days on market $59,000 Active 25 DOM
4. 2026-05-30
   days on market $59,000 Active 24 DOM
5. 2026-04-30
   listed $59,000 Active 1359-char remark

   Show marketing remark (1359 chars)

   Investor Special – 3 Acres with Incredible Potential in Mt. Morris Township! Opportunity awaits with this spacious Cape Cod situated on approximately 3 private acres, set back off the main road - perfect for those seeking privacy and ideal for anyone looking to live and work from the same property. With over 2,000 square feet of living space, this 4–5 bedroom, 2 full bath home offers generous interior and exterior space ready for transformation. The home features an open floor plan, large island kitchen, expansive family room with gas log fireplace and Jacuzzi tub, a primary suite with private bath and Jacuzzi, basement, and attached two-car garage. Outside, the acreage provides room for recreation, gardening, expansion, or future improvements, along with an above-ground pool. The property does require significant updates and repairs, making it a true handyman or investor opportunity - but the potential is undeniable. With vision and renovation, this home could become a beautiful family residence with plenty of room to grow, both inside and out. Conveniently located near shopping, schools, and expressways, while still offering privacy and space, this is a rare chance to build equity and create something special. Not a drive-by - must see to appreciate the possibilities. Taxes are approximate. BATVAI.

6. 2026-04-30
   listed $59,000 Active 1345-char remark

   Show marketing remark (1359 chars)

   Investor Special – 3 Acres with Incredible Potential in Mt. Morris Township! Opportunity awaits with this spacious Cape Cod situated on approximately 3 private acres, set back off the main road - perfect for those seeking privacy and ideal for anyone looking to live and work from the same property. With over 2,000 square feet of living space, this 4–5 bedroom, 2 full bath home offers generous interior and exterior space ready for transformation. The home features an open floor plan, large island kitchen, expansive family room with gas log fireplace and Jacuzzi tub, a primary suite with private bath and Jacuzzi, basement, and attached two-car garage. Outside, the acreage provides room for recreation, gardening, expansion, or future improvements, along with an above-ground pool. The property does require significant updates and repairs, making it a true handyman or investor opportunity - but the potential is undeniable. With vision and renovation, this home could become a beautiful family residence with plenty of room to grow, both inside and out. Conveniently located near shopping, schools, and expressways, while still offering privacy and space, this is a rare chance to build equity and create something special. Not a drive-by - must see to appreciate the possibilities. Taxes are approximate. BATVAI.

7. 2025-10-02
   soldstatus $32,000 Closed

   Show marketing remark (698 chars)

   Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

8. 2025-10-02
   soldstatus $32,000 Closed

   Show marketing remark (698 chars)

   Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

9. 2025-09-25
   status Pending

   Show marketing remark (698 chars)

   Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

10. 2025-09-25
    status Pending

    Show marketing remark (698 chars)

    Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

11. 2025-09-04
    listed $29,900 Active

    Show marketing remark (698 chars)

    Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

12. 2025-09-04
    listed $29,900 Active

    Show marketing remark (698 chars)

    Investor Special! This Cape Cod home in Mt. Morris Township is the perfect handyman's special and complete rehab, offering plenty of potential for the right buyer. Featuring 4 bedrooms, 2 full baths, and an open floor plan, this property has the space and layout to become a family home with a little vision and TLC. Set on 3 acres, the property offers privacy, outdoor space, and endless possibilities for gardening, recreation, or expansion. Its convenient location near shopping, schools, and expressways makes it an excellent choice for buyers who want both space and accessibility. With some updates and repairs, this home could truly shine and provide a fantastic opportunity to build equity.

13. 2013-09-06
    soldstatus $7,500
14. 2013-09-06
    soldstatus $7,500
15. 2013-08-28
    historical
16. 2013-08-28
    historical
17. 2013-04-18
    listed $8,175
18. 2013-04-17
    listed $8,175
19. 2011-04-14
    historical
20. 2010-12-12
    historical
21. 2010-12-06
    historical
22. 2010-11-15
    listed $27,000
23. 2010-11-15
    listed $27,000
24. 2007-06-14
    soldstatus $140,000
25. 2007-04-12
    soldstatus $111,163
26. 2005-04-04
    soldstatus $109,000
27. 2005-04-04
    soldstatus $109,000
28. 2004-12-27
    historical
29. 2004-06-03
    listed $108,900
30. 2004-06-03
    listed $108,900
31. 2003-07-23
    listed $108,900
32. 2003-07-23
    historical
33. 2003-07-23
    listed $108,900
34. 2000-03-03
    soldstatus $95,000
35. 2000-03-03
    soldstatus $95,000
36. 2000-01-17
    historical
37. 2000-01-11
    listed $99,900
38. 2000-01-11
    listed $99,900

ⓘ 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 ≥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: $10,788
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$1,716
• Taxable income: $2,861
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $2,943/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: Westwood Heights Schools
• NCES district ID: 2635970
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 16% ▲ 3.00%
• Median HH income: $33,020
• Composite: 12.82/100
• National rank: #14544
• State rank: #704 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

• City population: 19,519
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% 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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

-49.9% since first listed

38 events — show timeline

• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-06-02 Sold (MLS) $50,000 REALCOMP
• 2026-06-02 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2026-04-30 Listed $59,000 REALCOMP
• 2026-04-30 Listed $59,000 MiRealSource-MiMLS
• 2025-10-02 Sold (MLS) $32,000 REALCOMP
• 2025-10-02 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2025-09-25 Pending — MiRealSource-MiMLS
• 2025-09-25 Pending — REALCOMP
• 2025-09-04 Listed $29,900 REALCOMP
• 2025-09-04 Listed $29,900 MiRealSource-MiMLS
• 2013-09-06 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2013-09-06 Sold (MLS) $7,500 REALCOMP
• 2013-08-28 Listing Removed — MiRealSource-MiMLS
• 2013-08-28 Listing Removed — REALCOMP
• 2013-04-18 Listed $8,175 MiRealSource-MiMLS
• 2013-04-17 Listed $8,175 REALCOMP
• 2011-04-14 Listing Removed — MiRealSource-MiMLS
• 2010-12-12 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-11-15 Listed $27,000 REALCOMP
• 2010-11-15 Listed $27,000 MiRealSource-MiMLS
• 2007-06-14 Sold (Public Records) $140,000 Public Records
• 2007-04-12 Sold (Public Records) $111,163 Public Records
• 2005-04-04 Sold (MLS) $109,000 REALCOMP
• 2005-04-04 Sold (MLS) $109,000 MiRealSource-MiMLS
• 2004-12-27 Listing Removed — MiRealSource-MiMLS
• 2004-06-03 Listed $108,900 REALCOMP
• 2004-06-03 Listed $108,900 MiRealSource-MiMLS
• 2003-07-23 Listed $108,900 MiRealSource-MiMLS
• 2003-07-23 Listing Removed — MiRealSource-MiMLS
• 2003-07-23 Listed $108,900 REALCOMP
• 2000-03-03 Sold (MLS) $95,000 REALCOMP
• 2000-03-03 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2000-01-17 Listing Removed — MiRealSource-MiMLS
• 2000-01-11 Listed $99,900 REALCOMP
• 2000-01-11 Listed $99,900 MiRealSource-MiMLS

Property tax history

+15.2%/yr

Latest (2025): $7,427 · +110.2% YoY. Source: county tax records.