4701 Birchcrest Dr · Flint, MI 48504

$47,999

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 20 Days on market

Built 1955 6,098 sqft lot Est $38k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Move right into this freshly updated 3-bedroom, 1-bath ranch offering comfortable one-level living and plenty of potential. Recent improvements include fresh paint and new flooring throughout, creating a clean, bright interior ready for your personal touch. The spacious kitchen provides ample room for dining, while the large living room offers plenty of natural light. A full basement adds valuable storage space and room for future finishing. Outside, you'll find a covered carport, mature trees, and a generously sized yard. Conveniently located near shopping, dining, schools, and major expressways, this home is an excellent opportunity for first-time buyers, downsizers, or investors looking to add to their portfolio.

Key facts

• Covered carport
• One-level living
• Spacious kitchen

Tags

• ONE-LEVEL LIVING
• RECENT IMPROVEMENTS
• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• FULL BASEMENT
• COVERED CARPORT

Property features AI

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry; Cedar exterior
• Construction: Block foundation
• Exterior features: Paved road access; Sidewalks; Lot approx. 0.14 acres (dimensions: 96 x 69 x 97 x 68)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: 131 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $332 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 + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $30k; list at $48k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,279 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.95% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.61%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $37,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4911 Birchcrest Dr	0.14mi	3/2.0	1,310 (0%)	0mo	$30,000	$23	89
4319 Greenlawn Dr	0.08mi	3/1.0	1,310 (0%)	10mo	$38,500	$29	88
4201 Winona St	0.33mi	3/1.0	1,212 (-8%)	7mo	$34,900	$29	66
4008 Winona St	0.47mi	3/1.0	1,418 (+8%)	1mo	$79,900	$56	64
3330 Maywood Dr	0.18mi	3/1.0	1,120 (-14%)	5mo	$14,000	$13	63
3145 Gracelawn Ave	0.68mi	3/2.0	1,300 (-1%)	0mo	$135,500	$104	63
3299 W Ridgeway Ave	0.71mi	3/1.5	1,289 (-2%)	3mo	$61,000	$47	60
1909 Basil Ln	0.43mi	3/1.0	1,200 (-8%)	8mo	$21,025	$18	59
3822 Leerda St	0.61mi	2/1.5 (-1)	1,250 (-5%)	9mo	$30,000	$24	49
3713 Wisner St	0.56mi	3/1.0	1,449 (+11%)	8mo	$17,500	$12	49
3819 Brownell Blvd	0.55mi	3/1.0	1,137 (-13%)	5mo	$69,900	$61	48
3218 W Sherman Ave	0.74mi	3/1.0	1,200 (-8%)	12mo	$16,000	$13	42

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: 30.1%
• Equity multiple: 2.26×
• Total profit: $16,934
• Equity at exit: $7,157

10-year hold

• IRR: 37.4%
• Equity multiple: 4.47×
• Total profit: $46,639
• Equity at exit: $4,150

Cash invested: $13,440 (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: 131
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $935 high
• Mortgage (P&I): −$252
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $388

Break-even live

Break-even rent $445

Max offer price $47,999

Occupancy floor 54%

Sensitivity live

Price	-10% $415	-5% $401	+0% $388	+5% $374	+10% $360
Rent	-10% $314	-5% $351	+0% $388	+5% $425	+10% $461
Rate	-1.0pp $412	-0.5pp $400	base $388	+0.5pp $375	+1.0pp $362

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.70mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.99mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	1.05mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.15mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.16mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	1.17mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.22mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.24mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.25mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.25mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	14d	1	1.38mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	1.45mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.45mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $47,999 Active 20 DOM
2. 2026-06-17
   price $47,999 Active 19 DOM
3. 2026-06-17
   days on market $49,900 Active 19 DOM
4. 2026-06-16
   days on market $49,900 Active 18 DOM
5. 2026-06-15
   days on market $49,900 Active 17 DOM
6. 2026-06-14
   days on market $49,900 Active 15 DOM
7. 2026-06-13
   days on market $49,900 Active 14 DOM
8. 2026-06-10
   days on market $49,900 Active 12 DOM
9. 2026-06-09
   days on market $49,900 Active 11 DOM
10. 2026-06-08
    days on market $49,900 Active 10 DOM
11. 2026-06-07
    days on market $49,900 Active 9 DOM
12. 2026-06-05
    days on market $49,900 Active 6 DOM
13. 2026-06-03
    days on market $49,900 Active 5 DOM
14. 2026-06-02
    days on market $49,900 Active 4 DOM
15. 2026-06-01
    days on market $49,900 Active 3 DOM
16. 2026-05-31
    days on market $49,900 Active 2 DOM
17. 2026-05-30
    remarks 693-char remark
18. 2026-05-30
    listed $49,900 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: $955 · $80/mo
• Projected year-2 tax: $955 · $80/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,224
• − Mortgage interest: −$2,689
• − Property taxes: −$955
• − Insurance: −$240
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$1,396
• Taxable income: $4,148
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,656/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

+66.9% since first listed

7 events — show timeline

• 2026-05-29 Listed $49,900 MiRealSource-MiMLS
• 2026-05-29 Listed $49,900 REALCOMP
• 1995-05-26 Sold (MLS) $30,400 REALCOMP
• 1995-05-26 Sold (MLS) $30,400 MiRealSource-MiMLS
• 1995-04-25 Listing Removed — MiRealSource-MiMLS
• 1995-03-20 Listed $29,900 REALCOMP
• 1995-03-20 Listed $29,900 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $955 · +1.6% YoY. Source: county tax records.