1109 Terry Ave · Genesee, MI 48458

$34,900

2 bd · 1.0 ba · 640 sqft · SingleFamily · 123 Days on market

Built 1940 6,098 sqft lot $55/sqft · 17% above area Est $30k · 17% over

---

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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

Key facts

• 6,098 sq ft lot
• Built 1940
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $241 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 10y ago; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1940 — 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. 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: 2.68% ✓
• Cap rate: 23.75%
• Cash-on-cash: 62.34%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $29,939
• List price: $34,900
• Delta: 16.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1074 E Kurtz Ave	0.34mi	2/1.0	616 (-4%)	14mo	$30,000	$49	66
1115 Clovis Ave	0.06mi	2/1.0	720 (+12%)	14mo	$18,018	$25	64
1119 W Klein St	0.64mi	2/1.0	660 (+3%)	13mo	$25,000	$38	55
5462 Harry St	0.57mi	2/1.0	696 (+9%)	8mo	$25,000	$36	52
1067 Dunkirk Ave	0.46mi	2/1.0	720 (+12%)	12mo	$55,000	$76	47
1157 E Humphrey Ave	0.45mi	2/1.0	572 (-11%)	22mo	$10,000	$17	43

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: 61.3%
• Equity multiple: 3.73×
• Total profit: $26,685
• Equity at exit: $5,204

10-year hold

• IRR: 65.9%
• Equity multiple: 7.64×
• Total profit: $64,903
• Equity at exit: $3,018

Cash invested: $9,772 (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: 3.1×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $508

Break-even live

Break-even rent $293

Max offer price $34,900

Occupancy floor 41%

Sensitivity live

Price	-10% $527	-5% $518	+0% $508	+5% $498	+10% $488
Rent	-10% $434	-5% $471	+0% $508	+5% $545	+10% $582
Rate	-1.0pp $525	-0.5pp $517	base $508	+0.5pp $499	+1.0pp $489

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $34,900 Active 123 DOM
2. 2026-06-17
   days on market $34,900 Active 122 DOM
3. 2026-06-16
   days on market $34,900 Active 121 DOM
4. 2026-06-15
   days on market $34,900 Active 120 DOM
5. 2026-06-14
   days on market $34,900 Active 118 DOM
6. 2026-06-13
   days on market $34,900 Active 117 DOM
7. 2026-06-10
   days on market $34,900 Active 115 DOM
8. 2026-06-09
   days on market $34,900 Active 114 DOM
9. 2026-06-08
   days on market $34,900 Active 113 DOM
10. 2026-06-07
    days on market $34,900 Active 112 DOM
11. 2026-06-03
    days on market $34,900 Active 108 DOM
12. 2026-06-02
    days on market $34,900 Active 107 DOM
13. 2026-06-01
    days on market $34,900 Active 106 DOM
14. 2026-05-31
    days on market $34,900 Active 105 DOM
15. 2026-05-30
    days on market $34,900 Active 104 DOM
16. 2026-04-01
    price $34,900 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

17. 2026-04-01
    status Active 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

18. 2026-04-01
    price $34,900 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

19. 2026-04-01
    status Active 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

20. 2026-01-30
    historical 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

21. 2025-12-17
    listed $37,900 Active 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

22. 2025-12-17
    listed $37,900 Active 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

23. 2025-12-16
    historical $37,900 81-char remark

    Show marketing remark (81 chars)

    Great 2 bedroom investment property in the Mt. Morris area. With Beecher Schools.

24. 2025-04-15
    historical
25. 2025-04-09
    historical
26. 2024-10-14
    listed $35,000 Active
27. 2024-10-14
    listed $35,000 Active
28. 2024-09-24
    historical
29. 2024-09-23
    historical
30. 2024-07-09
    price $50,000
31. 2024-07-09
    price $50,000
32. 2024-03-21
    listed $40,000 Active
33. 2024-03-21
    listed $40,000 Active
34. 2021-11-22
    historical
35. 2021-11-22
    historical
36. 2021-10-29
    price $30,000
37. 2021-10-29
    price $30,000
38. 2021-09-26
    listed $34,900 Active
39. 2021-09-26
    listed $34,900 Active
40. 2019-04-25
    soldstatus $29,000 Sold
41. 2019-04-25
    soldstatus $29,000 Closed
42. 2019-04-02
    historical
43. 2019-04-02
    listed $29,000
44. 2019-04-02
    historical
45. 2019-04-02
    listed $29,000
46. 2017-05-01
    historical
47. 2017-04-30
    historical
48. 2016-12-09
    price $27,500
49. 2016-12-09
    price $27,500
50. 2016-10-05
    listed $29,900 Active

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$65/yr (+$5/mo · 15.9%)

ⓘ 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: $11,228
• − Mortgage interest: −$1,955
• − Property taxes: −$408
• − Insurance: −$174
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$1,015
• Taxable income: $5,879
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $4,681/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 — Genesee

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

Census & demographics

• Census place: Beecher, MI
• County: Genesee County · 221,329 people
• 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

+16.7% since first listed

36 events — show timeline

• 2026-04-01 Price Changed $34,900 MiRealSource-MiMLS
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Price Changed $34,900 REALCOMP
• 2026-04-01 Relisted — REALCOMP
• 2026-01-30 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Listed $37,900 MiRealSource-MiMLS
• 2025-12-17 Listed $37,900 REALCOMP
• 2025-12-16 Coming Soon $37,900 MiRealSource-MiMLS
• 2025-04-15 Listing Removed — MiRealSource-MiMLS
• 2025-04-09 Listing Removed — REALCOMP
• 2024-10-14 Listed $35,000 REALCOMP
• 2024-10-14 Listed $35,000 MiRealSource-MiMLS
• 2024-09-24 Listing Removed — MiRealSource-MiMLS
• 2024-09-23 Listing Removed — REALCOMP
• 2024-07-09 Price Changed $50,000 MiRealSource-MiMLS
• 2024-07-09 Price Changed $50,000 REALCOMP
• 2024-03-21 Listed $40,000 MiRealSource-MiMLS
• 2024-03-21 Listed $40,000 REALCOMP
• 2021-11-22 Listing Removed — REALCOMP
• 2021-11-22 Listing Removed — MiRealSource-MiMLS
• 2021-10-29 Price Changed $30,000 MiRealSource-MiMLS
• 2021-10-29 Price Changed $30,000 REALCOMP
• 2021-09-26 Listed $34,900 MiRealSource-MiMLS
• 2021-09-26 Listed $34,900 REALCOMP
• 2019-04-25 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2019-04-25 Sold (MLS) $29,000 REALCOMP
• 2019-04-02 Listed $29,000 MiRealSource-MiMLS
• 2019-04-02 Listing Removed — MiRealSource-MiMLS
• 2019-04-02 Listed $29,000 REALCOMP
• 2019-04-02 Listing Removed — REALCOMP
• 2017-05-01 Listing Removed — REALCOMP
• 2017-04-30 Listing Removed — MiRealSource-MiMLS
• 2016-12-09 Price Changed $27,500 MiRealSource-MiMLS
• 2016-12-09 Price Changed $27,500 REALCOMP
• 2016-10-05 Listed $29,900 MiRealSource-MiMLS
• 2016-10-05 Listed $29,900 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $408 · +0.3% YoY. Source: county tax records.