3018 Helber St · Flint, MI 48504

$74,900

2 bd · 1.5 ba · 1,112 sqft · SingleFamily public records · 8 Days on market

Built 1954 6,970 sqft lot Est $63k · 18% over

---

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 +22.2/30.0
• 1% rule +7.4/10.0
• DSCR +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect beginnings start right here in this lovely home. Well kept and just the right size for first time buyers or down sizers. This home offers plenty of cabinet space in its dine-in kitchen, fully screened sun room perfect for enjoying a cup of coffee, open concept living room with hard wood floors, and so much more. The space in the basement allows for laundry, extra storage as well as entertaining. Two additional lots are included with this property.

Key facts

• Hard wood floors
• Dine-in kitchen
• Extra storage

Tags

• DINE-IN KITCHEN
• FULLY SCREENED SUN ROOM
• OPEN CONCEPT LIVING ROOM
• HARD WOOD FLOORS
• BASEMENT LAUNDRY
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick and wood siding exterior
• Exterior features: Lot dimensions 50 x 50 x 138 x 138; Lot of approximately 0.16 acres

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Living room fireplace; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $75k).
• Cap rate 8.2% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 132 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $518 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 29y 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 $34k; list at $75k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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 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: 1.24% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $63,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3210 Emerson St	0.13mi	3/1.5 (+1)	1,120 (+1%)	0mo	$86,500	$77	87
2038 Copeman Blvd	0.08mi	3/1.0 (+1)	1,077 (-3%)	0mo	$67,000	$62	84
2644 Clio Rd	0.40mi	2/1.5	1,150 (+3%)	4mo	$65,000	$57	72
2714 Barth St	0.47mi	3/2.0 (+1)	1,092 (-2%)	7mo	$40,000	$37	62
2525 Begole St	0.53mi	3/1.5 (+1)	1,134 (+2%)	6mo	$24,000	$21	62
1101 W Rankin St	0.68mi	2/1.0	1,100 (-1%)	6mo	$25,000	$23	60
3384 Clement St	0.64mi	3/1.0 (+1)	1,080 (-3%)	1mo	$94,000	$87	58
2214 Mack Ave	0.33mi	3/1.0 (+1)	1,008 (-9%)	6mo	$26,500	$26	57
2915 Berkley St	0.56mi	2/1.0	987 (-11%)	4mo	$27,500	$28	50
2245 Milbourne Ave	0.65mi	2/1.0	962 (-14%)	6mo	$17,537	$18	40
2606 Stevenson St	0.72mi	3/1.0 (+1)	1,016 (-9%)	7mo	$60,000	$59	39
1818 Parkfront Dr	0.74mi	3/1.0 (+1)	972 (-13%)	4mo	$63,000	$65	34

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-4,315
• Equity at exit: $11,168

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $6,511
• Equity at exit: $6,476

Cash invested: $20,972 (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 48504

• Active inventory: 132
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$393
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $122

Break-even live

Break-even rent $773

Max offer price $74,900

Occupancy floor 82%

Sensitivity live

Price	-10% $164	-5% $143	+0% $122	+5% $100	+10% $79
Rent	-10% $48	-5% $85	+0% $122	+5% $158	+10% $195
Rate	-1.0pp $159	-0.5pp $141	base $122	+0.5pp $102	+1.0pp $83

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.80mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.02mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.02mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.04mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.05mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.07mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	1.07mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.08mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.09mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.10mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.21mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	1.37mi

Listing history 8 events

1. 2026-06-17
   status $74,900 Pending 8 DOM
2. 2026-06-17
   days on market $74,900 Active 8 DOM
3. 2026-06-16
   days on market $74,900 Active 7 DOM
4. 2026-06-15
   days on market $74,900 Active 6 DOM
5. 2026-06-14
   days on market $74,900 Active 4 DOM
6. 2026-06-13
   days on market $74,900 Active 3 DOM
7. 2026-06-09
   remarks 460-char remark

   Show marketing remark (460 chars)

   Perfect beginnings start right here in this lovely home. Well kept and just the right size for first time buyers or down sizers. This home offers plenty of cabinet space in its dine-in kitchen, fully screened sun room perfect for enjoying a cup of coffee, open concept living room with hard wood floors, and so much more. The space in the basement allows for laundry, extra storage as well as entertaining. Two additional lots are included with this property.

8. 2026-06-09
   listed $74,900 Active 1 DOM

   Show marketing remark (460 chars)

   Perfect beginnings start right here in this lovely home. Well kept and just the right size for first time buyers or down sizers. This home offers plenty of cabinet space in its dine-in kitchen, fully screened sun room perfect for enjoying a cup of coffee, open concept living room with hard wood floors, and so much more. The space in the basement allows for laundry, extra storage as well as entertaining. Two additional lots are included with this property.

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,238 · $187/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,122
• − Mortgage interest: −$4,196
• − Property taxes: −$2,238
• − Insurance: −$374
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,179
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,375/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: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% 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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+51.3% since first listed

19 events — show timeline

• 2026-06-09 Listed $74,900 MiRealSource-MiMLS
• 2026-06-09 Listed $74,900 REALCOMP
• 2006-08-17 Sold (MLS) $34,302 MiRealSource-MiMLS
• 2006-08-17 Sold (MLS) $34,302 REALCOMP
• 2006-08-03 Listing Removed — MiRealSource-MiMLS
• 2005-12-15 Listed $37,000 MiRealSource-MiMLS
• 2005-12-15 Listed $37,000 REALCOMP
• 1998-12-29 Sold (MLS) $62,000 REALCOMP
• 1998-12-29 Sold (MLS) $62,000 MiRealSource-MiMLS
• 1998-12-29 Sold (MLS) $62,000 MiRealSource-MiMLS
• 1998-11-01 Listing Removed — MiRealSource-MiMLS
• 1998-10-12 Listed $62,896 REALCOMP
• 1998-10-12 Listed $62,896 MiRealSource-MiMLS
• 1998-10-10 Listed $62,896 MiRealSource-MiMLS
• 1997-06-25 Sold (MLS) $49,500 MiRealSource-MiMLS
• 1997-06-25 Sold (MLS) $49,500 REALCOMP
• 1997-03-11 Listing Removed — MiRealSource-MiMLS
• 1997-03-10 Listed $49,500 MiRealSource-MiMLS
• 1997-03-07 Listed $49,500 REALCOMP

Property tax history

+7.8%/yr

Latest (2025): $2,238 · +76.5% YoY. Source: county tax records.