8317 Camelot Ct · Genesee, MI 48458

$69,900

2 bd · 1.0 ba · 1,000 sqft · Condo · 85 Days on market

Built 1974 $70/sqft · 15% below area Est $83k · 15% under $205/mo HOA · 20% of rent

---

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 +18.5/30.0
• ARV discount +14.4/15.0
• 1% rule +9.7/10.0
• DSCR +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

Key facts

• $205 HOA
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $67 ($802/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% 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.
• Genesee School District (suburban): math 14% / reading 28% proficiency, ranked #464 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Haas Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 389 students, 86% FRL); Genesee High School (math 12% / reading 47%, grade F, #441 of 713 statewide, top 64%, 342 students, 90% FRL) — zoned schools average 88% FRL vs 63% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $483 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.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 5.7

CMA / ARV

• ARV (median comp): $82,591
• List price: $69,900
• Delta: -15.37%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-6,893
• Equity at exit: $10,422

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $193
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$29
• HOA: −$205
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $67

Break-even live

Break-even rent $940

Max offer price $69,900

Occupancy floor 88%

Sensitivity live

Price	-10% $106	-5% $87	+0% $67	+5% $47	+10% $27
Rent	-10% $-14	-5% $26	+0% $67	+5% $107	+10% $148
Rate	-1.0pp $102	-0.5pp $85	base $67	+0.5pp $49	+1.0pp $30

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $69,900 Active 85 DOM
2. 2026-06-18
   days on market $69,900 Active 82 DOM
3. 2026-06-17
   days on market $69,900 Active 81 DOM
4. 2026-06-16
   days on market $69,900 Active 80 DOM
5. 2026-06-15
   pricedays on market $69,900 Active 79 DOM
6. 2026-06-14
   days on market $72,500 Active 77 DOM
7. 2026-06-13
   days on market $72,500 Active 76 DOM
8. 2026-06-10
   days on market $72,500 Active 74 DOM
9. 2026-06-09
   days on market $72,500 Active 73 DOM
10. 2026-06-08
    days on market $72,500 Active 72 DOM
11. 2026-06-07
    days on market $72,500 Active 71 DOM
12. 2026-06-02
    days on market $72,500 Active 66 DOM
13. 2026-06-01
    days on market $72,500 Active 65 DOM
14. 2026-05-31
    days on market $72,500 Active 64 DOM
15. 2026-05-30
    days on market $72,500 Active 63 DOM
16. 2026-04-25
    price $80,000 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

17. 2026-04-25
    price $80,000 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

18. 2026-04-20
    price $89,000 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

19. 2026-04-20
    price $89,000 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

20. 2026-04-01
    status Active 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

21. 2026-04-01
    status Active 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

22. 2026-03-28
    historical $900
23. 2026-03-27
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

24. 2026-03-27
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

25. 2026-03-23
    listed $89,900 Active 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

26. 2026-03-23
    listed $89,900 Active 241-char remark

    Show marketing remark (241 chars)

    Welcome to this cute Genesee Township Condo! Great opportunity for this 2 bedroom, 1 bath condo. Updated interior, clean lines and open spaces. This is a great place for you! 1 car attached garage below the unit. Schedule your showing today.

27. 2026-01-06
    price $900
28. 2026-01-05
    historical
29. 2025-12-16
    price $975
30. 2025-12-14
    price $80,000
31. 2025-12-14
    price $80,000
32. 2025-11-23
    price $89,900
33. 2025-11-23
    price $89,900
34. 2025-10-21
    listed $95,000 Active
35. 2025-10-21
    listed $95,000 Active
36. 2025-10-16
    listed $1,100
37. 2025-10-16
    historical $1,100
38. 2025-10-16
    listed $1,100
39. 2025-08-12
    soldstatus $68,743

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $1,705 · $142/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 ≥98°F today · 14 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: $12,298
• − Mortgage interest: −$3,915
• − Property taxes: −$1,705
• − Insurance: −$350
• − Repairs & maintenance: −$984
• − Management: −$984
• − HOA: −$2,460
• − Depreciation: −$2,033
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $834/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: Genesee School District
• NCES district ID: 2615750
• Math proficiency: 14% ▼ -14.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $37,596
• Composite: 17.51/100
• National rank: #9052
• State rank: #464 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): 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

+16.4% since first listed

24 events — show timeline

• 2026-04-25 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-25 Price Changed $80,000 REALCOMP
• 2026-04-20 Price Changed $89,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $89,000 REALCOMP
• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-03-28 Rental Removed $900 REALSOURCE
• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Pending — MiRealSource-MiMLS
• 2026-03-23 Listed $89,900 REALCOMP
• 2026-03-23 Listed $89,900 MiRealSource-MiMLS
• 2026-01-06 Price Changed $900 REALSOURCE
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-16 Price Changed $975 REALSOURCE
• 2025-12-14 Price Changed $80,000 MiRealSource-MiMLS
• 2025-12-14 Price Changed $80,000 REALCOMP
• 2025-11-23 Price Changed $89,900 MiRealSource-MiMLS
• 2025-11-23 Price Changed $89,900 REALCOMP
• 2025-10-21 Listed $95,000 REALCOMP
• 2025-10-21 Listed $95,000 MiRealSource-MiMLS
• 2025-10-16 Listed for Rent $1,100 REALSOURCE
• 2025-10-16 Rental Removed $1,100 REALCOMP
• 2025-10-16 Listed for Rent $1,100 REALCOMP
• 2025-08-12 Sold (Public Records) $68,743 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,705 · +0.5% YoY. Source: county tax records.