6223 Cypress Dr · Mount Morris, MI 48458

$59,900

3 bd · 1.0 ba · 888 sqft · SingleFamily · 183 Days on market

Built 1960 6,534 sqft lot $67/sqft · 58% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

Key facts

• 6,534 sq ft lot
• Built 1960
• Listed 182 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• 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: 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask is 6205% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.85% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.49%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $37,912
• List price: $59,900
• Delta: 58.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6137 Natchez Dr	0.25mi	3/1.0	864 (-3%)	2mo	$65,000	$75	82
6069 Natchez Dr	0.34mi	3/1.0	900 (+1%)	2mo	$65,000	$72	80
6133 Palmetto Dr	0.18mi	3/1.5	900 (+1%)	14mo	$84,200	$94	76
1297 W Kurtz Ave	0.48mi	3/1.0	852 (-4%)	6mo	$38,000	$45	66
6215 David Berger St	0.31mi	3/1.0	952 (+7%)	13mo	$52,500	$55	62
1199 Peachtree Dr	0.37mi	3/1.5	1,000 (+13%)	10mo	$54,000	$54	51
1050 W Kurtz Ave	0.59mi	3/1.0	960 (+8%)	11mo	$82,500	$86	49
1385 Flamingo Dr	0.26mi	4/1.0 (+1)	1,014 (+14%)	15mo	$52,000	$51	47
6117 Penwood Rd	0.45mi	2/1.5 (-1)	985 (+11%)	12mo	$79,900	$81	44
1470 Barch Dr	0.41mi	3/1.5	1,014 (+14%)	15mo	$90,000	$89	43
1425 W Stanley Rd	0.65mi	2/1.0 (-1)	800 (-10%)	6mo	$65,000	$81	43
1059 Morris Hills Pkwy	0.60mi	3/1.0	1,012 (+14%)	10mo	$110,000	$109	40

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $20,122
• Equity at exit: $8,931

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $55,966
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$314
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $468

Break-even live

Break-even rent $516

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Natchez Dr Mount Morris, MI	3.0	1.0	1060	$1,000	$0.94	13d	1	0.17mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	44d	1	0.26mi
1 Sunny Ln Mount Morris, MI	3.0	2.0	1100	$1,100	$1.00	44d	1	0.34mi
7028 Rosewood Dr Mt Morris, MI	2.0	1.0	967	$1,020	$1.05	13d	1	0.67mi
6203 Hilton Ln Mount Morris, MI	3.0	1.0	860	$900	$1.05	44d	1	0.74mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	0.92mi

Listing history 30 events

1. 2026-05-14
   listed $950
2. 2026-02-14
   price $59,900 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

3. 2026-02-13
   price $59,900 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

4. 2026-01-27
   price $64,900 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

5. 2026-01-26
   price $64,900 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

6. 2025-12-08
   price $69,500 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

7. 2025-12-07
   price $69,500 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

8. 2025-12-01
   historical $1,000
9. 2025-11-24
   listed $70,000 Active 83-char remark

   Show marketing remark (83 chars)

   Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

10. 2025-11-24
    listed $70,000 Active 83-char remark

    Show marketing remark (83 chars)

    Updated 3 bedroom 1 bath home in Mt Morris Twp! Perfect for first time home buyers!

11. 2025-11-19
    listed $1,000
12. 2025-09-19
    price $64,900
13. 2025-09-19
    price $64,900
14. 2025-07-21
    status Pending
15. 2025-07-21
    status Pending
16. 2025-07-17
    historical
17. 2025-07-17
    historical
18. 2024-11-19
    listed $69,000 Active
19. 2024-11-19
    listed $69,000 Active
20. 2002-01-03
    soldstatus $52,000
21. 2001-09-27
    soldstatus $21,000
22. 2001-09-20
    soldstatus $21,000
23. 2001-09-20
    soldstatus $21,000
24. 2001-08-10
    historical
25. 2001-07-17
    listed $28,500
26. 2001-07-17
    listed $28,500
27. 2000-04-06
    historical
28. 2000-04-06
    listed $38,000
29. 2000-04-06
    listed $38,000
30. 2000-04-06
    historical

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$49/yr (+$4/mo · 5.9%)

ⓘ 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 ≥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: $13,305
• − Mortgage interest: −$3,355
• − Property taxes: −$825
• − Insurance: −$300
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,743
• Taxable income: $4,954
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,428/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 — 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: Beecher, 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

+57.6% since first listed

30 events — show timeline

• 2026-05-14 Listed for Rent $950 TENANTTURNER2
• 2026-02-14 Price Changed $59,900 MiRealSource-MiMLS
• 2026-02-13 Price Changed $59,900 REALCOMP
• 2026-01-27 Price Changed $64,900 MiRealSource-MiMLS
• 2026-01-26 Price Changed $64,900 REALCOMP
• 2025-12-08 Price Changed $69,500 MiRealSource-MiMLS
• 2025-12-07 Price Changed $69,500 REALCOMP
• 2025-12-01 Rental Removed $1,000 TENANTTURNER2
• 2025-11-24 Listed $70,000 REALCOMP
• 2025-11-24 Listed $70,000 MiRealSource-MiMLS
• 2025-11-19 Listed for Rent $1,000 TENANTTURNER2
• 2025-09-19 Price Changed $64,900 MiRealSource-MiMLS
• 2025-09-19 Price Changed $64,900 REALCOMP
• 2025-07-21 Pending — REALCOMP
• 2025-07-21 Pending — MiRealSource-MiMLS
• 2025-07-17 Listing Removed — MiRealSource-MiMLS
• 2025-07-17 Listing Removed — REALCOMP
• 2024-11-19 Listed $69,000 MiRealSource-MiMLS
• 2024-11-19 Listed $69,000 REALCOMP
• 2002-01-03 Sold (Public Records) $52,000 Public Records
• 2001-09-27 Sold (Public Records) $21,000 Public Records
• 2001-09-20 Sold (MLS) $21,000 REALCOMP
• 2001-09-20 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2001-08-10 Listing Removed — MiRealSource-MiMLS
• 2001-07-17 Listed $28,500 REALCOMP
• 2001-07-17 Listed $28,500 MiRealSource-MiMLS
• 2000-04-06 Listing Removed — REALCOMP
• 2000-04-06 Listed $38,000 REALCOMP
• 2000-04-06 Listed $38,000 MiRealSource-MiMLS
• 2000-04-06 Listing Removed — MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $825 · +0.5% YoY. Source: county tax records.