3143 Maywood Dr · Mount Morris, MI 48504

$29,900

3 bd · 1.0 ba · 882 sqft · SingleFamily · 32 Days on market

Built 1953 4,792 sqft lot Est $26k · 17% over ↓ 6% since listing

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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 +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this three bedroom ranch home with a one car detached garage. Enclosed porch as you come in the front door. Large open living room and kitchen area. Big mud room/laundry. Deck on the back and fenced back yard.

Key facts

• Open living room
• Fenced back yard
• Enclosed porch

Tags

• ENCLOSED PORCH
• OPEN LIVING ROOM
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.96% ✓
• Cap rate: 26.06%
• Cash-on-cash: 70.61%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $25,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3143 Maywood Dr	0.00mi	3/1.0	882 (0%)	1mo	$35,000	$40	99
2210 Canniff St	0.48mi	3/1.5	905 (+3%)	1mo	$83,000	$92	70
4807 Birchcrest Dr	0.58mi	3/1.5	878 (-0%)	4mo	$35,000	$40	67
1913 Cherrylawn Dr	0.66mi	3/1.0	878 (-0%)	5mo	$19,000	$22	64
3030 Mccollum Ave	0.25mi	2/1.0 (-1)	960 (+9%)	8mo	$28,000	$29	62
3419 Leerda St	0.54mi	3/1.0	938 (+6%)	4mo	$25,500	$27	61
2118 Santa Barbara Dr	0.50mi	3/1.0	950 (+8%)	5mo	$21,000	$22	60
2495 Lavelle Rd	0.62mi	3/1.0	822 (-7%)	6mo	$17,500	$21	55
1818 Parkfront Dr	0.57mi	3/1.0	972 (+10%)	4mo	$63,000	$65	53
4702 Warrington Dr	0.70mi	3/1.0	1,010 (+14%)	3mo	$82,900	$82	41
1705 W Pasadena Ave	0.61mi	3/1.5	1,008 (+14%)	7mo	$9,000	$9	40
3221 Burgess St	0.72mi	2/1.0 (-1)	755 (-14%)	3mo	$15,900	$21	35

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: 70.2%
• Equity multiple: 4.17×
• Total profit: $26,542
• Equity at exit: $4,458

10-year hold

• IRR: 74.2%
• Equity multiple: 8.59×
• Total profit: $63,565
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.8×

Monthly cashflow live

• Estimated rent: $885 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $493

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 39%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	0.43mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.70mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.72mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.73mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.79mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.79mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.80mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.00mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.01mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.11mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.20mi
3424 W Mott Ave Flint, MI	2.0	1.0	682	$725	$1.06	43d	1	1.22mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	1.39mi

Listing history 9 events

1. 2026-04-28
   status Pending 230-char remark

   Show marketing remark (230 chars)

   Great opportunity on this three bedroom ranch home with a one car detached garage. Enclosed porch as you come in the front door. Large open living room and kitchen area. Big mud room/laundry. Deck on the back and fenced back yard.

2. 2026-04-28
   status Pending

   Show marketing remark (230 chars)

   Great opportunity on this three bedroom ranch home with a one car detached garage. Enclosed porch as you come in the front door. Large open living room and kitchen area. Big mud room/laundry. Deck on the back and fenced back yard.

3. 2026-03-27
   listed $29,900 Active 230-char remark

   Show marketing remark (230 chars)

   Great opportunity on this three bedroom ranch home with a one car detached garage. Enclosed porch as you come in the front door. Large open living room and kitchen area. Big mud room/laundry. Deck on the back and fenced back yard.

4. 2026-03-27
   listed $29,900 Active

   Show marketing remark (230 chars)

   Great opportunity on this three bedroom ranch home with a one car detached garage. Enclosed porch as you come in the front door. Large open living room and kitchen area. Big mud room/laundry. Deck on the back and fenced back yard.

5. 1999-11-24
   soldstatus $26,500 105-char remark

   Show marketing remark (105 chars)

   Move In Condition!! Seller To Pay $1,500 Toward Purchasers Points, Closing Costs & Prepaids If Any.

6. 1999-11-24
   soldstatus $26,500

   Show marketing remark (105 chars)

   Move In Condition!! Seller To Pay $1,500 Toward Purchasers Points, Closing Costs & Prepaids If Any.

7. 1999-10-13
   historical
8. 1999-05-28
   listed $31,900 105-char remark

   Show marketing remark (105 chars)

   Move In Condition!! Seller To Pay $1,500 Toward Purchasers Points, Closing Costs & Prepaids If Any.

9. 1999-05-28
   listed $31,900

   Show marketing remark (105 chars)

   Move In Condition!! Seller To Pay $1,500 Toward Purchasers Points, Closing Costs & Prepaids If Any.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,621
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$870
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,524/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: 19,519
• 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

-6.3% since first listed

9 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-03-27 Listed $29,900 REALCOMP
• 2026-03-27 Listed $29,900 MiRealSource-MiMLS
• 1999-11-24 Sold (MLS) $26,500 MiRealSource-MiMLS
• 1999-11-24 Sold (MLS) $26,500 REALCOMP
• 1999-10-13 Listing Removed — MiRealSource-MiMLS
• 1999-05-28 Listed $31,900 MiRealSource-MiMLS
• 1999-05-28 Listed $31,900 REALCOMP

Property tax history

+10.5%/yr

Latest (2025): $2,320 · +14.9% YoY. Source: county tax records.