1080 E Cornell Ave · Genesee, MI 48505

$51,000

3 bd · 1.0 ba · 950 sqft · SingleFamily · 99 Days on market

Built 1954 9,583 sqft lot $54/sqft · 36% above area Est $38k · 36% 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
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 100 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; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 37% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($353 loan paydown + $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y ago; this cycle's ask is 6700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,410 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1954 — 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. 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: 2.03% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.74%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (median comp): $37,611
• List price: $51,000
• Delta: 35.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 E Cornell Ave	0.13mi	3/1.5	1,008 (+6%)	2mo	$52,490	$52	80
1061 Harvard Ave	0.35mi	3/1.0	960 (+1%)	2mo	$57,500	$60	80
1050 W Kurtz Ave	0.51mi	3/1.0	960 (+1%)	12mo	$82,500	$86	65
1148 N Cornell Ave	0.44mi	2/1.0 (-1)	900 (-5%)	10mo	$24,250	$27	58
1067 Charles Ave	0.37mi	2/1.0 (-1)	924 (-3%)	21mo	$36,500	$40	56
5168 Harry St	0.53mi	3/1.0	880 (-7%)	14mo	$26,000	$30	52
1141 E Harvard Ave	0.27mi	2/1.0 (-1)	816 (-14%)	13mo	$37,000	$45	48
1176 W Genesee Ave	0.50mi	2/1.0 (-1)	896 (-6%)	17mo	$6,000	$7	48
946 E Bundy Ave	0.62mi	3/1.0	1,063 (+12%)	5mo	$10,300	$10	47
945 E Holbrook Ave	0.75mi	3/1.0	986 (+4%)	22mo	$12,500	$13	41
1056 Terry Ave	0.72mi	3/1.0	856 (-10%)	19mo	$44,500	$52	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 45.7%
• Equity multiple: 3.53×
• Total profit: $36,147
• Equity at exit: $22,002

10-year hold

• IRR: 45.8%
• Equity multiple: 7.06×
• Total profit: $86,525
• Equity at exit: $33,201

Cash invested: $14,280 (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: 100
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$267
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $485

Break-even live

Break-even rent $421

Max offer price $51,000

Occupancy floor 48%

Sensitivity live

Price	-10% $514	-5% $499	+0% $485	+5% $470	+10% $456
Rent	-10% $403	-5% $444	+0% $485	+5% $526	+10% $566
Rate	-1.0pp $510	-0.5pp $498	base $485	+0.5pp $472	+1.0pp $458

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	0.86mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	45d	1	0.89mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	45d	1	1.11mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	1.21mi
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	14d	1	1.25mi
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	45d	1	1.36mi

Listing history 36 events

1. 2026-06-21
   days on market $51,000 Active 99 DOM
2. 2026-06-18
   days on market $51,000 Active 96 DOM
3. 2026-06-17
   days on market $51,000 Active 95 DOM
4. 2026-06-16
   days on market $51,000 Active 94 DOM
5. 2026-06-15
   days on market $51,000 Active 93 DOM
6. 2026-06-14
   days on market $51,000 Active 91 DOM
7. 2026-06-13
   days on market $51,000 Active 90 DOM
8. 2026-06-10
   days on market $51,000 Active 88 DOM
9. 2026-06-09
   days on market $51,000 Active 87 DOM
10. 2026-06-08
    days on market $51,000 Active 86 DOM
11. 2026-06-07
    days on market $51,000 Active 85 DOM
12. 2026-06-03
    days on market $51,000 Active 81 DOM
13. 2026-06-02
    days on market $51,000 Active 80 DOM
14. 2026-06-01
    days on market $51,000 Active 79 DOM
15. 2026-05-31
    days on market $51,000 Active 78 DOM
16. 2026-05-30
    days on market $51,000 Active 77 DOM
17. 2026-04-13
    status Active 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

18. 2026-04-13
    status Active 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

19. 2026-04-02
    status Pending 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

20. 2026-04-02
    status Pending 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

21. 2026-03-18
    historical $750
22. 2026-03-03
    listed $750

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

23. 2026-03-03
    listed $51,000 Active 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

24. 2026-03-03
    listed $51,000 Active 348-char remark

    Show marketing remark (348 chars)

    3 bedroom home in Beecher schools! This home features hardwood flooring, updated bathroom and kitchen, detached 1 car garage and a full basement with updated plumbing, water heater, fixtures, whole house water filtration system, all situated on a fenced lot! This is a Fannie Mae HomePath property and all info can be found on the HomePath website.

25. 2026-01-01
    historical
26. 2026-01-01
    historical
27. 2025-08-19
    status Active
28. 2025-08-19
    status Active
29. 2025-08-19
    historical
30. 2025-08-19
    historical
31. 2024-11-19
    listed $69,000 Active
32. 2024-11-19
    listed $69,000 Active
33. 2016-07-07
    status Pending
34. 2016-07-07
    price $8,000
35. 2016-06-03
    listed $9,900 Active
36. 2016-06-03
    listed $8,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$129/yr (+$11/mo · 24.5%)

ⓘ 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: $12,416
• − Mortgage interest: −$2,857
• − Property taxes: −$527
• − Insurance: −$255
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,484
• Taxable income: $5,307
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,543/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 — Genesee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• 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

+537.5% since first listed

20 events — show timeline

• 2026-04-13 Relisted — REALCOMP
• 2026-04-13 Relisted — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-03-18 Rental Removed $750 TENANTTURNER2
• 2026-03-03 Listed for Rent $750 TENANTTURNER2
• 2026-03-03 Listed $51,000 MiRealSource-MiMLS
• 2026-03-03 Listed $51,000 REALCOMP
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-19 Relisted — REALCOMP
• 2025-08-19 Relisted — MiRealSource-MiMLS
• 2025-08-19 Listing Removed — REALCOMP
• 2025-08-19 Listing Removed — MiRealSource-MiMLS
• 2024-11-19 Listed $69,000 REALCOMP
• 2024-11-19 Listed $69,000 MiRealSource-MiMLS
• 2016-07-07 Pending — MiRealSource-MiMLS
• 2016-07-07 Price Changed $8,000 MiRealSource-MiMLS
• 2016-06-03 Listed $9,900 MiRealSource-MiMLS
• 2016-06-03 Listed $8,000 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $527 · +0.4% YoY. Source: county tax records.