3039 Roanoke St · Mount Morris, MI 48504

$26,000

2 bd · 1.0 ba · 810 sqft · SingleFamily · 40 Days on market

Built 1950 3,920 sqft lot $32/sqft · 10% below area Est $29k · 10% 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 +12.0/15.0
• 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 +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 2 bedroom, 1 bathroom.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 40 days

Property features AI

Finance

• Other: Residential property
• Financial info: Annual taxes reported
• HOA & community: Homeowners association present

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding exterior
• Exterior features: Lot in Washington Park Subdivision; Located west of Maywood and north of Pasadena

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Has basement; Two total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $180 of loan paydown is wiped out by about $780 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 3.40% ✓
• Cap rate: 29.07%
• Cash-on-cash: 81.36%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (median comp): $28,912
• List price: $26,000
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Wisner St	0.40mi	2/1.0	816 (+1%)	12mo	$10,400	$13	70
2495 Lavelle Rd	0.40mi	3/1.0 (+1)	822 (+2%)	6mo	$17,500	$21	69
3143 Maywood Dr	0.22mi	3/1.0 (+1)	882 (+9%)	1mo	$35,000	$40	69
3171 W Dartmouth St	0.39mi	2/1.0	730 (-10%)	12mo	$58,000	$79	55
2713 Brownell Blvd	0.63mi	2/1.0	728 (-10%)	5mo	$35,000	$48	49
3501 Fleming Rd	0.69mi	2/1.0	764 (-6%)	12mo	$25,000	$33	49
3622 Winona St	0.45mi	2/1.0	697 (-14%)	11mo	$54,900	$79	47
3721 Trumbull Ave	0.65mi	2/1.0	742 (-8%)	15mo	$25,000	$34	43
2210 Canniff St	0.70mi	3/1.5 (+1)	905 (+12%)	1mo	$83,000	$92	40
1713 W Dartmouth St	0.71mi	3/1.0 (+1)	720 (-11%)	5mo	$69,900	$97	39
2613 Brownell Blvd	0.69mi	3/1.0 (+1)	911 (+12%)	4mo	$78,000	$86	39
2331 Welch Blvd	0.74mi	3/1.0 (+1)	912 (+13%)	7mo	$69,900	$77	34

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: 81.6%
• Equity multiple: 4.74×
• Total profit: $27,252
• Equity at exit: $3,877

10-year hold

• IRR: 85.0%
• Equity multiple: 9.84×
• Total profit: $64,327
• Equity at exit: $2,248

Cash invested: $7,280 (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 48504

• Active inventory: 131
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$136
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $494

Break-even live

Break-even rent $259

Max offer price $26,000

Occupancy floor 39%

Sensitivity live

Price	-10% $508	-5% $501	+0% $494	+5% $486	+10% $479
Rent	-10% $424	-5% $459	+0% $494	+5% $529	+10% $563
Rate	-1.0pp $507	-0.5pp $500	base $494	+0.5pp $487	+1.0pp $480

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	0.49mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.54mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.55mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.59mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.59mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.60mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.74mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.79mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.79mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.17mi
3424 W Mott Ave Flint, MI	2.0	1.0	682	$725	$1.06	44d	1	1.35mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $26,000 Active 40 DOM
2. 2026-06-17
   days on market $26,000 Active 39 DOM
3. 2026-06-16
   days on market $26,000 Active 38 DOM
4. 2026-06-15
   days on market $26,000 Active 37 DOM
5. 2026-06-14
   days on market $26,000 Active 35 DOM
6. 2026-06-13
   days on market $26,000 Active 34 DOM
7. 2026-06-10
   days on market $26,000 Active 32 DOM
8. 2026-06-09
   days on market $26,000 Active 31 DOM
9. 2026-06-08
   days on market $26,000 Active 30 DOM
10. 2026-06-07
    days on market $26,000 Active 29 DOM
11. 2026-06-05
    days on market $26,000 Active 26 DOM
12. 2026-06-02
    days on market $26,000 Active 24 DOM
13. 2026-06-01
    days on market $26,000 Active 23 DOM
14. 2026-05-31
    days on market $26,000 Active 22 DOM
15. 2026-05-30
    days on market $26,000 Active 21 DOM
16. 2026-05-09
    listed $26,000 Active 40-char remark

    Show marketing remark (40 chars)

    Investor special! 2 bedroom, 1 bathroom.

17. 2026-05-09
    listed $26,000 Active 40-char remark

    Show marketing remark (40 chars)

    Investor special! 2 bedroom, 1 bathroom.

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,609
• − Mortgage interest: −$1,456
• − Property taxes: −$692
• − Insurance: −$130
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$756
• Taxable income: $5,877
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $4,513/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: 93,814
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $26,000 REALCOMP
• 2026-05-09 Listed $26,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $692 · -37.9% YoY. Source: county tax records.