5485 Detroit St · Mount Morris, MI 48505

$95,000

20 bd · 14.0 ba · 2,536 sqft · SingleFamily · 314 Days on market

Built 1954 0.29 ac lot

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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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

Key facts

• 0.29 acre lot
• Built 1954
• Listed 314 days

What this means for you Summary

Snapshot

• This is a 20-bed/14.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• 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.
• Market conditions: 99 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• At $1,470/mo this rent would consume 53% of the median local household income ($33k/yr) (locally 960% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 15733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
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: 1.55% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.15×
• Total profit: $30,530
• Equity at exit: $40,984

10-year hold

• IRR: 22.0%
• Equity multiple: 4.09×
• Total profit: $82,090
• Equity at exit: $61,846

Cash invested: $26,600 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $323

Break-even live

Break-even rent $1,061

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $377	-5% $350	+0% $323	+5% $296	+10% $269
Rent	-10% $207	-5% $265	+0% $323	+5% $381	+10% $439
Rate	-1.0pp $371	-0.5pp $347	base $323	+0.5pp $299	+1.0pp $273

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $95,000 Active 314 DOM
2. 2026-06-17
   days on market $95,000 Active 313 DOM
3. 2026-06-16
   days on market $95,000 Active 312 DOM
4. 2026-06-15
   days on market $95,000 Active 311 DOM
5. 2026-06-14
   days on market $95,000 Active 309 DOM
6. 2026-06-13
   days on market $95,000 Active 308 DOM
7. 2026-06-10
   days on market $95,000 Active 306 DOM
8. 2026-06-09
   days on market $95,000 Active 305 DOM
9. 2026-06-08
   days on market $95,000 Active 304 DOM
10. 2026-06-07
    days on market $95,000 Active 303 DOM
11. 2026-06-03
    days on market $95,000 Active 299 DOM
12. 2026-06-02
    days on market $95,000 Active 298 DOM
13. 2026-06-01
    days on market $95,000 Active 297 DOM
14. 2026-05-31
    days on market $95,000 Active 296 DOM
15. 2026-05-30
    days on market $95,000 Active 295 DOM
16. 2025-11-22
    price $95,000 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

17. 2025-11-21
    status Active 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

18. 2025-11-21
    price $95,000 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

19. 2025-11-21
    status Active 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

20. 2025-06-18
    historical $600
21. 2025-05-01
    listed $600
22. 2025-04-01
    historical 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

23. 2025-04-01
    historical 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

24. 2025-01-24
    price $100,000 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

25. 2025-01-23
    price $100,000 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

26. 2024-10-02
    listed $109,000 Active 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

27. 2024-10-02
    listed $109,000 Active 234-char remark

    Show marketing remark (234 chars)

    POTENTIAL INVESTOR OPPORTUNITY. 4 unit multi family home in Mt. Morris Twp. Beecher schools. 2 units currently rented. Basement unit needs rehab, seperate entrance for that unit. Buyers agent to verify all information in this listing.

28. 2024-01-13
    historical $600
29. 2023-07-23
    listed $600
30. 2022-04-26
    status Pending
31. 2022-04-19
    soldstatus $50,000 Closed
32. 2021-12-30
    listed $65,000 Active

ⓘ 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: $3,603 · $300/mo
• Projected year-2 tax: $3,603 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,637
• − Mortgage interest: −$5,321
• − Property taxes: −$3,603
• − Insurance: −$475
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,764
• Taxable income: $2,653
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,241/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+46.2% since first listed

17 events — show timeline

• 2025-11-22 Price Changed $95,000 MiRealSource-MiMLS
• 2025-11-21 Relisted — REALCOMP
• 2025-11-21 Price Changed $95,000 REALCOMP
• 2025-11-21 Relisted — MiRealSource-MiMLS
• 2025-06-18 Rental Removed $600 TENANTTURNER2
• 2025-05-01 Listed for Rent $600 TENANTTURNER2
• 2025-04-01 Listing Removed — REALCOMP
• 2025-04-01 Listing Removed — MiRealSource-MiMLS
• 2025-01-24 Price Changed $100,000 MiRealSource-MiMLS
• 2025-01-23 Price Changed $100,000 REALCOMP
• 2024-10-02 Listed $109,000 REALCOMP
• 2024-10-02 Listed $109,000 MiRealSource-MiMLS
• 2024-01-13 Rental Removed $600 APPFOLIO
• 2023-07-23 Listed for Rent $600 APPFOLIO
• 2022-04-26 Pending — MiRealSource-MiMLS
• 2022-04-19 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2021-12-30 Listed $65,000 MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $3,603 · +2.6% YoY. Source: county tax records.