312 Black Oak · Genesee, MI 48506

$89,900

5 bd · 2.0 ba · 2,200 sqft · Manufactured · 155 Days on market

Built 2000 2,160 sqft lot ↓ 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautiful 5-bedroom home located in Pineview Estates. The home is unique with an additional stick-built, heated two-plus attached car garage. This home has 2 bathrooms, a large kitchen, and all appliances included. There is a livingroom and a fire-lit family room. The home has lots of character and is situated in a beautiful community with nice amenities, including a pool and clubhouse. This 5-bedroom home is beautiful and spacious, and is a must-see. The lot rent is $538 a month.

Key facts

• Clubhouse
• Pool
• 2,160 sq ft lot

Tags

• POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Attached garage; About 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Aluminum siding; Slab foundation; Built area above grade: 2,200 square feet
• Exterior features: Paved road access; In-ground community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: 10 total rooms; One-level living; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: 202 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 36% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.26%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $17,866
• Equity at exit: $13,404

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $57,381
• Equity at exit: $7,773

Cash invested: $25,172 (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: 202
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $509

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 59%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6152 N Genesee Rd Flint, MI	3.0–4.0	2.0	1279	$1,249	$0.98	13d	1	0.55mi

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 155 DOM
2. 2026-06-17
   days on market $89,900 Active 154 DOM
3. 2026-06-16
   days on market $89,900 Active 153 DOM
4. 2026-06-15
   days on market $89,900 Active 152 DOM
5. 2026-06-14
   days on market $89,900 Active 150 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $89,900 Active 149 DOM
8. 2026-06-10
   days on market $89,900 Active 147 DOM
9. 2026-06-09
   days on market $89,900 Active 146 DOM
10. 2026-06-08
    days on market $89,900 Active 145 DOM
11. 2026-06-07
    days on market $89,900 Active 144 DOM
12. 2026-06-05
    pricedays on market $89,900 Active 141 DOM
13. 2026-06-02
    days on market $99,900 Active 139 DOM
14. 2026-06-01
    days on market $99,900 Active 138 DOM
15. 2026-05-31
    days on market $99,900 Active 137 DOM
16. 2026-05-30
    days on market $99,900 Active 136 DOM
17. 2026-02-15
    price $99,900 485-char remark

    Show marketing remark (485 chars)

    Beautiful 5-bedroom home located in Pineview Estates. The home is unique with an additional stick-built, heated two-plus attached car garage. This home has 2 bathrooms, a large kitchen, and all appliances included. There is a livingroom and a fire-lit family room. The home has lots of character and is situated in a beautiful community with nice amenities, including a pool and clubhouse. This 5-bedroom home is beautiful and spacious, and is a must-see. The lot rent is $538 a month.

18. 2026-02-15
    price $99,900

    Show marketing remark (485 chars)

    Beautiful 5-bedroom home located in Pineview Estates. The home is unique with an additional stick-built, heated two-plus attached car garage. This home has 2 bathrooms, a large kitchen, and all appliances included. There is a livingroom and a fire-lit family room. The home has lots of character and is situated in a beautiful community with nice amenities, including a pool and clubhouse. This 5-bedroom home is beautiful and spacious, and is a must-see. The lot rent is $538 a month.

19. 2026-01-09
    listed $119,000 Active 485-char remark

    Show marketing remark (485 chars)

    Beautiful 5-bedroom home located in Pineview Estates. The home is unique with an additional stick-built, heated two-plus attached car garage. This home has 2 bathrooms, a large kitchen, and all appliances included. There is a livingroom and a fire-lit family room. The home has lots of character and is situated in a beautiful community with nice amenities, including a pool and clubhouse. This 5-bedroom home is beautiful and spacious, and is a must-see. The lot rent is $538 a month.

20. 2026-01-09
    listed $119,000 Active

    Show marketing remark (485 chars)

    Beautiful 5-bedroom home located in Pineview Estates. The home is unique with an additional stick-built, heated two-plus attached car garage. This home has 2 bathrooms, a large kitchen, and all appliances included. There is a livingroom and a fire-lit family room. The home has lots of character and is situated in a beautiful community with nice amenities, including a pool and clubhouse. This 5-bedroom home is beautiful and spacious, and is a must-see. The lot rent is $538 a month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,615
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,914/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
• City population: 93,814
• 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

-16.1% since first listed

4 events — show timeline

• 2026-02-15 Price Changed $99,900 MiRealSource-MiMLS
• 2026-02-15 Price Changed $99,900 REALCOMP
• 2026-01-09 Listed $119,000 REALCOMP
• 2026-01-09 Listed $119,000 MiRealSource-MiMLS