1128 Barrie Ave · Flint, MI 48507

$35,000

2 bd · 1.0 ba · 652 sqft · SingleFamily public records · 7 Days on market

Built 1948 3,920 sqft lot

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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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this affordable and move-in-ready 2-bedroom home in a convenient Flint location. Whether you're a first-time homebuyer looking to break into homeownership, looking to downsize, or an investor seeking a solid addition to your portfolio, this property offers exceptional value. Inside, you'll find a functional layout with two bedrooms, one full bathroom, and reliable mechanicals and appliances already in place. The manageable lot size keeps maintenance simple while still providing outdoor space to enjoy. Conveniently located near major expressways including I-75, I-69, and I-475, this home provides easy access throughout Genesee County and beyond. Kettering University, Mott Com

Key facts

• Easy access
• Manageable lot size
• Functional layout

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• MANAGEABLE LOT SIZE
• EASY ACCESS
• NEAR KETTERING UNIVERSITY
• NEAR MOTT COMMUNITY COLLEGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Residential single-story; Built in 1948; Located on the north side of the street; Municipality: Flint (city)
• Construction: Crawl space foundation
• Exterior features: Vinyl siding; Paved street access; Frontage about 40 feet

Interior

• Bedrooms: Bedroom 1 (entry level) — approximately 10 x 10; Bedroom 2 (entry level) — approximately 9 x 9
• Bathrooms: 1 full bathroom (entry level) — roughly 8 x 5
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 3 total rooms

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 $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $35k).
• Cap rate 20.7% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 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 + 0.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.45% ✓
• Cap rate: 20.75%
• Cash-on-cash: 51.62%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $16,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Paddington Ave	0.25mi	2/1.0	660 (+1%)	10mo	$16,000	$24	78
1137 Vermilya Ave	0.26mi	2/1.0	660 (+1%)	10mo	$25,000	$38	78
908 Barrie Ave	0.25mi	2/2.0	660 (+1%)	8mo	$9,250	$14	76
1101 Lincoln Ave	0.31mi	2/1.0	666 (+2%)	7mo	$35,000	$53	76
842 Ossington Ave	0.33mi	2/1.0	704 (+8%)	7mo	$15,000	$21	66
821 Vermilya Ave	0.41mi	2/1.0	616 (-6%)	10mo	$49,900	$81	63
834 Remington Ave	0.36mi	2/1.0	726 (+11%)	2mo	$10,000	$14	63
1117 Vermilya Ave	0.26mi	2/1.0	748 (+15%)	9mo	$17,400	$23	56
636 Partridge St	0.70mi	2/1.0	720 (+10%)	0mo	$18,400	$26	50
647 Monroe St	0.66mi	2/1.0	590 (-10%)	6mo	$35,000	$59	49
619 Freeman Ave	0.61mi	2/1.0	560 (-14%)	6mo	$12,000	$21	43
616 Pettibone Ave	0.67mi	2/1.0	734 (+13%)	6mo	$60,000	$82	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 2.91×
• Total profit: $18,687
• Equity at exit: $5,219

10-year hold

• IRR: 50.5%
• Equity multiple: 5.21×
• Total profit: $41,218
• Equity at exit: $3,026

Cash invested: $9,800 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $422

Break-even live

Break-even rent $324

Max offer price $35,000

Occupancy floor 46%

Sensitivity live

Price	-10% $441	-5% $432	+0% $422	+5% $412	+10% $402
Rent	-10% $354	-5% $388	+0% $422	+5% $455	+10% $489
Rate	-1.0pp $439	-0.5pp $430	base $422	+0.5pp $413	+1.0pp $403

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.10mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.40mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.75mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.13mi

Listing history 8 events

1. 2026-06-21
   days on market $35,000 Active 7 DOM
2. 2026-06-18
   days on market $35,000 Active 4 DOM
3. 2026-06-17
   days on market $35,000 Active 3 DOM
4. 2026-06-16
   days on market $35,000 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $35,000 Active 1 DOM
6. 2026-06-15
   days on market $35,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $35,000 Active 1 DOM

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $699 · $58/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 ≥97°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: $10,298
• − Mortgage interest: −$1,961
• − Property taxes: −$699
• − Insurance: −$175
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$1,018
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $3,908/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
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

1 event — show timeline

• 2026-06-12 Listed $35,000 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $699 · +1.4% YoY. Source: county tax records.