4084 Hunter Rd · Mount Morris, MI 48504

$35,000

2 bd · 2.0 ba · 1,080 sqft · SingleFamily · 40 Days on market

Built 1972 0.40 ac lot $32/sqft · 43% below area Est $61k · 43% under ↓ 12% since listing

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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
• 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

Nice 2 bedroom 2 bath with 2 car garage.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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; 9 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $5k; list at $35k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $33,950 (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 1972 — 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: 2.62% ✓
• Cap rate: 21.77%
• Cash-on-cash: 55.26%
• DSCR: 3.46
• GRM: 3.2

CMA / ARV

• ARV (median comp): $61,248
• List price: $35,000
• Delta: -42.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3289 W Hobson Ave	0.23mi	2/1.0	1,170 (+8%)	4mo	$26,600	$23	68
3228 W Gracelawn Ave	0.26mi	3/1.0 (+1)	1,100 (+2%)	12mo	$65,000	$59	66
3512 W Sherman Ave	0.38mi	2/1.0	1,000 (-7%)	10mo	$40,000	$40	58
3218 W Sherman Ave	0.24mi	3/1.0 (+1)	1,200 (+11%)	12mo	$16,000	$13	52
3484 Sherman Ave	0.34mi	2/1.0	1,000 (-7%)	20mo	$74,900	$75	51
3179 W Hobson Ave	0.35mi	3/1.0 (+1)	968 (-10%)	12mo	$22,400	$23	48
3089 W Mott Ave	0.45mi	2/1.0	920 (-15%)	14mo	$32,000	$35	39

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: 53.6%
• Equity multiple: 3.36×
• Total profit: $23,107
• Equity at exit: $5,219

10-year hold

• IRR: 58.8%
• Equity multiple: 6.84×
• Total profit: $57,270
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.2×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$184
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $451

Break-even live

Break-even rent $346

Max offer price $35,000

Occupancy floor 46%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Cherry Hl Flint, MI	3.0	2.0	960	$953	$0.99	21d	1	0.99mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.00mi
98 Elm Tree Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.04mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.28mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.28mi
3360 N Linden Rd Flint, MI	2.0	1.0	893	$816	$0.91	13d	2	1.36mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.38mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.40mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.40mi

Listing history 45 events

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

    Show marketing remark (40 chars)

    Nice 2 bedroom 2 bath with 2 car garage.

17. 2026-05-09
    listed $35,000 Active 40-char remark

    Show marketing remark (40 chars)

    Nice 2 bedroom 2 bath with 2 car garage.

18. 2023-11-03
    historical
19. 2023-11-03
    historical
20. 2022-12-29
    price $25,000
21. 2022-12-29
    price $25,000
22. 2022-12-08
    price $30,000
23. 2022-12-07
    price $30,000
24. 2022-11-23
    price $35,000
25. 2022-11-22
    price $35,000
26. 2022-11-03
    listed $38,000 Active
27. 2022-11-03
    listed $38,000 Active
28. 2010-12-03
    historical
29. 2010-05-02
    historical
30. 2009-07-06
    soldstatus $4,901
31. 2009-07-06
    soldstatus $4,901
32. 2009-07-06
    soldstatus $4,901
33. 2009-07-02
    historical
34. 2009-05-04
    listed $4,900
35. 2009-05-04
    listed $4,900
36. 2009-05-01
    listed $8,900
37. 2009-05-01
    listed $4,900
38. 2000-07-13
    soldstatus $37,900
39. 2000-07-13
    soldstatus $37,900
40. 2000-06-16
    historical
41. 2000-05-08
    listed $37,900
42. 2000-05-08
    listed $37,900
43. 2000-05-01
    historical
44. 1999-12-02
    listed $39,900
45. 1999-12-02
    listed $39,900

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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 ≥96°F today · 15 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: $11,007
• − Mortgage interest: −$1,961
• − Property taxes: −$902
• − Insurance: −$175
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$1,018
• Taxable income: $5,190
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,170/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

-12.3% since first listed

30 events — show timeline

• 2026-05-09 Listed $35,000 MiRealSource-MiMLS
• 2026-05-09 Listed $35,000 REALCOMP
• 2023-11-03 Listing Removed — MiRealSource-MiMLS
• 2023-11-03 Listing Removed — REALCOMP
• 2022-12-29 Price Changed $25,000 MiRealSource-MiMLS
• 2022-12-29 Price Changed $25,000 REALCOMP
• 2022-12-08 Price Changed $30,000 MiRealSource-MiMLS
• 2022-12-07 Price Changed $30,000 REALCOMP
• 2022-11-23 Price Changed $35,000 MiRealSource-MiMLS
• 2022-11-22 Price Changed $35,000 REALCOMP
• 2022-11-03 Listed $38,000 MiRealSource-MiMLS
• 2022-11-03 Listed $38,000 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-05-02 Listing Removed — MiRealSource-MiMLS
• 2009-07-06 Sold (MLS) $4,901 REALCOMP
• 2009-07-06 Sold (MLS) $4,901 REALCOMP
• 2009-07-06 Sold (MLS) $4,901 MiRealSource-MiMLS
• 2009-07-02 Listing Removed — MiRealSource-MiMLS
• 2009-05-04 Listed $4,900 REALCOMP
• 2009-05-04 Listed $4,900 MiRealSource-MiMLS
• 2009-05-01 Listed $4,900 REALCOMP
• 2009-05-01 Listed $8,900 MiRealSource-MiMLS
• 2000-07-13 Sold (MLS) $37,900 MiRealSource-MiMLS
• 2000-07-13 Sold (MLS) $37,900 REALCOMP
• 2000-06-16 Listing Removed — MiRealSource-MiMLS
• 2000-05-08 Listed $37,900 MiRealSource-MiMLS
• 2000-05-08 Listed $37,900 REALCOMP
• 2000-05-01 Listing Removed — MiRealSource-MiMLS
• 1999-12-02 Listed $39,900 MiRealSource-MiMLS
• 1999-12-02 Listed $39,900 REALCOMP

Property tax history

+5.2%/yr

Latest (2025): $902 · +1.7% YoY. Source: county tax records.