757 Louisa St · Mount Morris, MI 48458

$89,900

3 bd · 1.0 ba · 1,178 sqft · SingleFamily · 9 Days on market

Built 1946 9,583 sqft lot Est $147k · 39% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 757 Louisa - an excellent opportunity for homeowners or investors alike! This 3-bedroom, 1-bath home sits on a spacious 0.22-acre lot and offers a covered front porch and large living room, perfect for gathering and entertaining. The property features a rare 2-story detached garage, providing ample space for vehicles, storage, or a potential workshop. With some repairs and updates needed, this home is ideal for those looking to add value and make it their own. Conveniently located and full of potential, build equity in a property with solid fundamentals and generous outdoor space. Don't miss this opportunity!

Key facts

• Covered front porch
• 9,583 sq ft lot
• Garage

Tags

• COVERED FRONT PORCH
• 2-STORY DETACHED GARAGE
• GENEROUS OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Entry at ground level
• Construction: Vinyl siding; Slab foundation; Built as residential single-family
• Exterior features: Covered patio and porch; Ground-level entry; Paved road access; Lot approximately 0.22 acres (100 x 100)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Living room fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.6% 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.
• Mt. Morris Consolidated Schools (suburban): math 7% / reading 19% proficiency, ranked #511 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 30y 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 $47k; list at $90k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1946 — 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: 1.31% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $147,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Harriet St	0.24mi	3/1.0	1,171 (-1%)	6mo	$66,950	$57	82
755 Alexandrine Ave	0.06mi	2/1.0 (-1)	1,087 (-8%)	7mo	$140,000	$129	73
12210 W Washington Ave	0.42mi	3/1.5	1,152 (-2%)	3mo	$70,000	$61	72
1176 Corydon Dr	0.34mi	4/1.5 (+1)	1,159 (-2%)	5mo	$159,900	$138	71
11850 Temperance St	0.41mi	3/1.0	1,124 (-5%)	8mo	$140,000	$125	67
11854 Walter St	0.35mi	3/1.5	1,280 (+9%)	1mo	$145,000	$113	66
657 Monroe Ave	0.31mi	3/2.0	1,246 (+6%)	8mo	$185,000	$148	65
11430 Industrial St	0.66mi	3/1.0	1,165 (-1%)	5mo	$155,000	$133	63
643 Roosevelt Ave	0.27mi	3/1.0	1,008 (-14%)	2mo	$99,000	$98	62
1243 Howard St	0.48mi	3/1.0	1,032 (-12%)	1mo	$125,000	$121	56
12366 Highland St	0.59mi	4/1.5 (+1)	1,280 (+9%)	6mo	$170,000	$133	46
1287 E Mount Morris Rd	0.57mi	2/1.0 (-1)	1,038 (-12%)	8mo	$85,400	$82	42

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,816
• Equity at exit: $13,404

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $41,999
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $399

Break-even live

Break-even rent $672

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $450	-5% $425	+0% $399	+5% $374	+10% $348
Rent	-10% $306	-5% $353	+0% $399	+5% $446	+10% $492
Rate	-1.0pp $444	-0.5pp $422	base $399	+0.5pp $376	+1.0pp $352

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Jefferson St Mt Morris, MI	1.0–2.0	1.0–2.0	828	$1,020	$1.23	14d	4	0.13mi
9070 N Saginaw Rd Apt 201 Mt Morris, MI	2.0	1.0	700	$940	$1.34	14d	1	0.73mi

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 9 DOM
2. 2026-06-17
   days on market $89,900 Active 8 DOM
3. 2026-06-16
   days on market $89,900 Active 7 DOM
4. 2026-06-15
   days on market $89,900 Active 6 DOM
5. 2026-06-14
   days on market $89,900 Active 4 DOM
6. 2026-06-13
   days on market $89,900 Active 3 DOM
7. 2026-06-10
   remarks 625-char remark
8. 2026-06-10
   listed $89,900 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: $265 · $22/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$560/yr (+$47/mo · 210.9%)

ⓘ 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 ≥96°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: $14,129
• − Mortgage interest: −$5,036
• − Property taxes: −$265
• − Insurance: −$450
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,615
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,949/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: Mt. Morris Consolidated Schools
• NCES district ID: 2624720
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $35,006
• Composite: 10.63/100
• National rank: #9774
• State rank: #511 of 540 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: Mount Morris, 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

+125.3% since first listed

27 events — show timeline

• 2026-06-09 Listed $89,900 REALCOMP
• 2026-06-09 Listed $89,900 MiRealSource-MiMLS
• 2018-12-20 Listing Removed — REALCOMP
• 2012-06-18 Listing Removed — MiRealSource-MiMLS
• 2012-06-06 Listed $61,500 MiRealSource-MiMLS
• 2010-10-06 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2010-10-06 Sold (MLS) $47,000 REALCOMP
• 2010-08-17 Listing Removed — MiRealSource-MiMLS
• 2010-05-12 Listed $47,500 MiRealSource-MiMLS
• 2010-05-12 Listed $47,500 REALCOMP
• 2007-12-28 Sold (MLS) $94,800 MiRealSource-MiMLS
• 2007-12-28 Sold (MLS) $94,800 REALCOMP
• 2007-12-08 Listing Removed — MiRealSource-MiMLS
• 2007-10-18 Listed $92,500 MiRealSource-MiMLS
• 2007-10-18 Listed $92,500 REALCOMP
• 2007-08-30 Listing Removed — REALCOMP
• 2007-08-30 Listing Removed — MiRealSource-MiMLS
• 2006-12-08 Listed $99,900 REALCOMP
• 2006-12-08 Listed $99,900 MiRealSource-MiMLS
• 1998-03-23 Listed $69,900 REALCOMP
• 1997-01-02 Listing Removed — REALCOMP
• 1996-10-02 Listed $65,900 REALCOMP
• 1996-03-18 Sold (MLS) $20,000 MiRealSource-MiMLS
• 1996-03-18 Sold (MLS) $20,000 REALCOMP
• 1996-03-11 Listing Removed — MiRealSource-MiMLS
• 1996-03-08 Listed $39,900 MiRealSource-MiMLS
• 1996-03-08 Listed $39,900 REALCOMP

Property tax history

+11.8%/yr

Latest (2025): $265 · +3.0% YoY. Source: county tax records.