Genesee County Scattered Site Portfolio

Investment Overview

We are pleased to present the exclusive offering of the Genesee County Scattered-Site Residential Portfolio — a collection of approximately 60 single-family rental homes concentrated in the City of Flint and surrounding Genesee County communities. Offered at $2,750,000, or roughly $41,045 per home, the portfolio represents a rare opportunity to acquire institutional scale in a single, scattered-site transaction at a basis well below replacement cost. The portfolio is held across six ownership entities (1104 Houses LLC, 1105 Houses LLC, 1106 Houses LLC, Court Street Inc, TDM Inc, and Mas-Tan Inc) and is being offered free and clear through a court-appointed receiver, providing a clean, motivated, and clearly defined disposition process. The homes are clustered within a compact geographic footprint, allowing a single property management platform to operate the entire portfolio efficiently. Acquired at this basis, the portfolio offers a value-add investor durable, affordable workforce housing in a market where rents have risen sharply — Flint rents increased roughly 11.8% year-over-year through mid-2026 — yet remain about half the national median, leaving meaningful room to push in place rents toward market and grow both cash flow and value.

Investment Highlights

• 60 homes acquired in one transaction — immediate institutional scale that would take years to assemble one house at a time
• Below-market in-place rents across much of the portfolio create a clear path to mark rents to market as leases roll.
• Strong rent growth — Flint rents rose approximately 11.8% year-over-year through mid-2026, supporting continued upside
• Affordability advantage — Flint rents sit roughly 50% below the national median, anchoring tenant demand and supporting high
• historical occupancy in this housing type.