3310 E Pierson Rd · Genesee, MI 48506

$139,000

4 bd · 2.0 ba · 1,452 sqft · SingleFamily · 45 Days on market

Built 1940 0.52 ac lot

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Why this score? — see what drove the D 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 4 bedroom/2 full bath home in a rural setting on a deep lot near Kearsley Lake. All appliances included. Two car detached garage. Genesee Township/Kearsley Schools.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Stone foundation
• Exterior features: Paved road access; Lot dimensions approximately 75 x 300 (0.52 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (7.6% below list).
• Recommended offer: $128k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weston Elementary School (424 students, 80% FRL); Armstrong Middle School (math 22% / reading 38%, grade F, #337 of 493 statewide, top 69%, 651 students, 85% FRL); Kearsley High School (math 27% / reading 47%, grade F, #334 of 713 statewide, top 51%, 887 students, 82% FRL) — zoned schools average 82% FRL vs 55% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y 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 $62k; list at $139k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,433 (7.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 Epsilon Trl	0.51mi	3/1.0 (-1)	1,522 (+5%)	0mo	$78,640	$52	59
4078 E Pierson Rd	0.56mi	4/2.0	1,470 (+1%)	18mo	$221,500	$151	56
3301 S Kearsley Blvd	0.70mi	3/1.0 (-1)	1,440 (-1%)	7mo	$132,200	$92	51
2801 Epsilon Trl	0.55mi	3/1.0 (-1)	1,576 (+8%)	6mo	$85,000	$54	46
2818 Epsilon Trl	0.52mi	3/1.0 (-1)	1,595 (+10%)	9mo	$66,000	$41	43
2726 Epsilon Trl	0.58mi	3/1.0 (-1)	1,539 (+6%)	13mo	$75,000	$49	43
2826 Gamma Ln	0.49mi	3/1.0 (-1)	1,536 (+6%)	22mo	$60,000	$39	40
3218 N Averill Ave	0.57mi	3/1.0 (-1)	1,526 (+5%)	20mo	$85,000	$56	40
2829 Hampstead Dr	0.68mi	3/1.5 (-1)	1,581 (+9%)	14mo	$120,000	$76	35
2713 Alpha Way	0.60mi	3/1.0 (-1)	1,661 (+14%)	6mo	$60,000	$36	34
4186 N Center Rd	0.62mi	3/1.0 (-1)	1,318 (-9%)	16mo	$200,000	$152	34
4304 Branch Rd	0.68mi	4/1.0	1,268 (-13%)	12mo	$175,000	$138	33

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-17,377
• Equity at exit: $20,725

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-8,496
• Equity at exit: $12,018

Cash invested: $38,920 (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 48506

• Active inventory: 204
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $81

Break-even live

Break-even rent $1,182

Max offer price $139,000

Occupancy floor 89%

Sensitivity live

Price	-10% $159	-5% $120	+0% $81	+5% $41	+10% $2
Rent	-10% $-21	-5% $30	+0% $81	+5% $131	+10% $182
Rate	-1.0pp $151	-0.5pp $116	base $81	+0.5pp $45	+1.0pp $8

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	45d	1	1.46mi

Listing history 41 events

1. 2026-06-21
   days on market $139,000 Active 45 DOM
2. 2026-06-18
   days on market $139,000 Active 42 DOM
3. 2026-06-17
   days on market $139,000 Active 41 DOM
4. 2026-06-16
   days on market $139,000 Active 40 DOM
5. 2026-06-15
   days on market $139,000 Active 39 DOM
6. 2026-06-14
   days on market $139,000 Active 37 DOM
7. 2026-06-13
   days on market $139,000 Active 36 DOM
8. 2026-06-10
   days on market $139,000 Active 34 DOM
9. 2026-06-09
   days on market $139,000 Active 33 DOM
10. 2026-06-08
    days on market $139,000 Active 32 DOM
11. 2026-06-07
    days on market $139,000 Active 31 DOM
12. 2026-06-05
    days on market $139,000 Active 28 DOM
13. 2026-06-02
    days on market $139,000 Active 26 DOM
14. 2026-06-01
    days on market $139,000 Active 25 DOM
15. 2026-05-31
    days on market $139,000 Active 24 DOM
16. 2026-05-30
    days on market $139,000 Active 23 DOM
17. 2026-05-01
    listed $139,000 Active

    Show marketing remark (169 chars)

    Nice 4 bedroom/2 full bath home in a rural setting on a deep lot near Kearsley Lake. All appliances included. Two car detached garage. Genesee Township/Kearsley Schools.

18. 2026-05-01
    listed $139,000 Active 169-char remark

    Show marketing remark (169 chars)

    Nice 4 bedroom/2 full bath home in a rural setting on a deep lot near Kearsley Lake. All appliances included. Two car detached garage. Genesee Township/Kearsley Schools.

19. 2017-04-03
    soldstatus $62,500
20. 2017-04-03
    soldstatus $54,000
21. 2017-03-22
    soldstatus $62,500 Sold 411-char remark

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

22. 2017-02-10
    status Pending

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

23. 2017-02-10
    status Pending 411-char remark

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

24. 2017-02-07
    price $62,500
25. 2017-02-06
    price $62,500 411-char remark

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

26. 2016-10-06
    price $65,000
27. 2016-10-05
    price $65,000 411-char remark

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

28. 2016-08-29
    listed $69,900 Active

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

29. 2016-08-29
    listed $69,900 Active 411-char remark

    Show marketing remark (411 chars)

    All the major update are done. This 4 bedroom house with main floor master and 2 full baths. New windows, new roof, new well, newer furnace. 2 car detached garage, new carpet, tiled floor, dishwasher and stove top included. This house is cute clean and ready for a new owner. This home has water views of Kearsley lake and neighbor let owner use their dock. Its like living on the lake without paying the taxes.

30. 2008-02-29
    soldstatus $40,000
31. 2008-02-29
    soldstatus $40,000
32. 2008-01-18
    historical
33. 2007-09-28
    listed $55,000
34. 2007-09-28
    listed $55,000
35. 2001-06-21
    soldstatus $82,000
36. 2001-06-21
    soldstatus $9,081
37. 1994-08-18
    soldstatus $71,000
38. 1994-08-18
    soldstatus $71,000
39. 1994-08-04
    historical
40. 1994-06-29
    listed $71,900
41. 1994-06-29
    listed $71,900

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$188/yr (+$16/mo · 10.7%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,412
• − Mortgage interest: −$7,786
• − Property taxes: −$1,764
• − Insurance: −$695
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,044
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,291/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 in MI

Livability — Genesee

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

Census & demographics

• County: Genesee County · 221,329 people
• Metro: Flint, MI
• Population (ZIP): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+93.3% since first listed

25 events — show timeline

• 2026-05-01 Listed $139,000 MiRealSource-MiMLS
• 2026-05-01 Listed $139,000 REALCOMP
• 2017-04-03 Sold (Public Records) $54,000 Public Records
• 2017-04-03 Sold (Public Records) $62,500 Public Records
• 2017-03-22 Sold (MLS) $62,500 REALCOMP
• 2017-02-10 Pending — MiRealSource-MiMLS
• 2017-02-10 Pending — REALCOMP
• 2017-02-07 Price Changed $62,500 MiRealSource-MiMLS
• 2017-02-06 Price Changed $62,500 REALCOMP
• 2016-10-06 Price Changed $65,000 MiRealSource-MiMLS
• 2016-10-05 Price Changed $65,000 REALCOMP
• 2016-08-29 Listed $69,900 MiRealSource-MiMLS
• 2016-08-29 Listed $69,900 REALCOMP
• 2008-02-29 Sold (MLS) $40,000 REALCOMP
• 2008-02-29 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2008-01-18 Listing Removed — MiRealSource-MiMLS
• 2007-09-28 Listed $55,000 REALCOMP
• 2007-09-28 Listed $55,000 MiRealSource-MiMLS
• 2001-06-21 Sold (Public Records) $9,081 Public Records
• 2001-06-21 Sold (Public Records) $82,000 Public Records
• 1994-08-18 Sold (MLS) $71,000 MiRealSource-MiMLS
• 1994-08-18 Sold (MLS) $71,000 REALCOMP
• 1994-08-04 Listing Removed — MiRealSource-MiMLS
• 1994-06-29 Listed $71,900 MiRealSource-MiMLS
• 1994-06-29 Listed $71,900 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $1,764 · -0.8% YoY. Source: county tax records.