6232 Lebeau St · Mount Morris, MI 48458

$69,000

4 bd · 1.0 ba · 864 sqft · SingleFamily · 93 Days on market

Built 1960 8,276 sqft lot $80/sqft · 17% above area Est $59k · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity "“ Tenant Occupied! 4-bedroom, 1 bath rental property currently tenant occupied with income in place. A great addition to any investment portfolio. Contact listing agent for showings.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $9k; list at $69k implies a 650% gain — meaningful room to come down on a strong offer.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (median comp): $59,128
• List price: $69,000
• Delta: 16.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6137 Natchez Dr	0.11mi	3/1.0 (-1)	864 (0%)	2mo	$65,000	$75	88
6069 Natchez Dr	0.24mi	3/1.0 (-1)	900 (+4%)	2mo	$65,000	$72	76
1297 W Kurtz Ave	0.46mi	3/1.0 (-1)	852 (-1%)	6mo	$38,000	$45	66
6133 Palmetto Dr	0.18mi	3/1.5 (-1)	900 (+4%)	15mo	$84,200	$94	66
6215 David Berger St	0.09mi	3/1.0 (-1)	952 (+10%)	13mo	$52,500	$55	63
2162 W Coldwater Rd	0.71mi	3/1.0 (-1)	888 (+3%)	9mo	$101,000	$114	50
5406 Bermuda Ln	0.74mi	3/1.0 (-1)	864 (0%)	16mo	$12,200	$14	47
5395 Stiffler Rd	0.75mi	3/2.0 (-1)	912 (+6%)	6mo	$10,000	$11	42
5428 Farmhill Rd	0.72mi	3/1.5 (-1)	923 (+7%)	9mo	$45,000	$49	40
1416 W Yale St	0.73mi	3/1.0 (-1)	800 (-7%)	10mo	$35,900	$45	40
2180 Flamingo Dr	0.64mi	3/1.0 (-1)	950 (+10%)	19mo	$75,000	$79	32
1050 W Kurtz Ave	0.74mi	3/1.0 (-1)	960 (+11%)	12mo	$82,500	$86	32

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $15,267
• Equity at exit: $10,288

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $47,468
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$362
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $415

Break-even live

Break-even rent $654

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $454	-5% $434	+0% $415	+5% $395	+10% $376
Rent	-10% $321	-5% $368	+0% $415	+5% $461	+10% $508
Rate	-1.0pp $449	-0.5pp $432	base $415	+0.5pp $397	+1.0pp $379

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	14d	1	0.05mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	44d	1	0.18mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	44d	1	0.54mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	44d	1	0.54mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	14d	1	0.74mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $69,000 Active 93 DOM
2. 2026-06-17
   days on market $69,000 Active 92 DOM
3. 2026-06-16
   days on market $69,000 Active 91 DOM
4. 2026-06-15
   days on market $69,000 Active 90 DOM
5. 2026-06-14
   days on market $69,000 Active 88 DOM
6. 2026-06-13
   days on market $69,000 Active 87 DOM
7. 2026-06-10
   days on market $69,000 Active 85 DOM
8. 2026-06-09
   days on market $69,000 Active 84 DOM
9. 2026-06-08
   days on market $69,000 Active 83 DOM
10. 2026-06-07
    days on market $69,000 Active 82 DOM
11. 2026-06-03
    days on market $69,000 Active 78 DOM
12. 2026-06-02
    days on market $69,000 Active 77 DOM
13. 2026-06-01
    days on market $69,000 Active 76 DOM
14. 2026-05-31
    days on market $69,000 Active 75 DOM
15. 2026-05-30
    days on market $69,000 Active 74 DOM
16. 2026-03-12
    listed $69,000 Active 215-char remark

    Show marketing remark (209 chars)

    Investor Opportunity – Tenant Occupied! 4-bedroom, 1 bath rental property currently tenant occupied with income in place. A great addition to any investment portfolio. Contact listing agent for showings.

17. 2026-03-12
    listed $69,000 Active 209-char remark

    Show marketing remark (209 chars)

    Investor Opportunity – Tenant Occupied! 4-bedroom, 1 bath rental property currently tenant occupied with income in place. A great addition to any investment portfolio. Contact listing agent for showings.

18. 2026-01-01
    historical
19. 2026-01-01
    historical
20. 2025-08-19
    status Active
21. 2025-08-19
    status Active
22. 2025-08-19
    historical
23. 2025-08-19
    historical
24. 2024-11-19
    listed $90,000 Active
25. 2024-11-19
    listed $90,000 Active
26. 2018-02-26
    soldstatus $9,200
27. 2018-02-26
    soldstatus $9,200 Closed
28. 2018-02-17
    status Pending
29. 2018-02-15
    historical
30. 2017-12-22
    price $9,000
31. 2017-10-11
    listed $10,000 Active
32. 2017-10-09
    listed $9,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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: $14,147
• − Mortgage interest: −$3,865
• − Property taxes: −$1,514
• − Insurance: −$345
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,007
• Taxable income: $4,152
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,979/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

+666.7% since first listed

17 events — show timeline

• 2026-03-12 Listed $69,000 MiRealSource-MiMLS
• 2026-03-12 Listed $69,000 REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-08-19 Relisted — REALCOMP
• 2025-08-19 Relisted — MiRealSource-MiMLS
• 2025-08-19 Listing Removed — MiRealSource-MiMLS
• 2025-08-19 Listing Removed — REALCOMP
• 2024-11-19 Listed $90,000 MiRealSource-MiMLS
• 2024-11-19 Listed $90,000 REALCOMP
• 2018-02-26 Sold (MLS) $9,200 MiRealSource-MiMLS
• 2018-02-26 Sold (MLS) $9,200 REALCOMP
• 2018-02-17 Pending — MiRealSource-MiMLS
• 2018-02-15 Listing Removed — REALCOMP
• 2017-12-22 Price Changed $9,000 MiRealSource-MiMLS
• 2017-10-11 Listed $10,000 MiRealSource-MiMLS
• 2017-10-09 Listed $9,000 REALCOMP

Property tax history

+7.3%/yr

Latest (2025): $1,514 · +1.7% YoY. Source: county tax records.