1460 S Dye Rd · Flint, MI 48532

$129,999

2 bd · 1.0 ba · 1,014 sqft · SingleFamily · 363 Days on market

Built 1940 0.68 ac lot $128/sqft · 17% below area Est $157k · 17% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Cute, roomy country home. Scenic views and close to everything. Carmen-Ainsworth Schools, Randels Elementary. New Stainless steel appliances, Eat-in kitchen, dining room in front as well. Large living room. First floor laundry also hookups in basement. Original Hardwood, Oak trim. New roof and recent windows with shades. Sunny Large Bay window. Very private. Extra parcel is available leading out to Reuben Street, wooded. Together would equal full acre. Updated full bathroom. Double bedrooms with bath in between. Large basement, 2 car block garage. Snug in winter, low utilities, forced air natural gas furnace.

Key facts

• Original hardwood
• First floor laundry
• Large living room

Tags

• CARMEN-AINSWORTH SCHOOLS
• NEW STAINLESS STEEL APPLIANCES
• EAT-IN KITCHEN
• LARGE LIVING ROOM
• FIRST FLOOR LAUNDRY
• ORIGINAL HARDWOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (2.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 363 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $130k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $156,997
• List price: $129,999
• Delta: -17.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2126 Deerfield Dr	0.36mi	3/1.0 (+1)	1,065 (+5%)	12mo	$170,000	$160	60
5369 Devon Ct	0.26mi	3/1.0 (+1)	1,051 (+4%)	22mo	$165,000	$157	59
2176 Lauderdale St	0.49mi	2/1.0	904 (-11%)	1mo	$115,000	$127	58
5425 Westchester Dr	0.44mi	3/2.0 (+1)	948 (-6%)	2mo	$187,000	$197	58
5290 Brobeck St	0.43mi	3/1.0 (+1)	900 (-11%)	3mo	$101,500	$113	54
5200 Dania St	0.41mi	2/2.0	952 (-6%)	19mo	$120,000	$126	51
5525 Westchester Dr	0.57mi	3/1.5 (+1)	1,080 (+6%)	9mo	$180,000	$167	48
5237 Dania St	0.42mi	3/1.0 (+1)	912 (-10%)	15mo	$116,000	$127	46
6121 Corunna Rd	0.72mi	2/1.0	968 (-4%)	16mo	$140,000	$145	46
5390 Brobeck St	0.50mi	3/1.0 (+1)	904 (-11%)	14mo	$159,000	$176	42
6044 Brobeck St	0.72mi	3/1.5 (+1)	1,056 (+4%)	15mo	$165,000	$156	40
2068 Cambrian Dr	0.53mi	3/1.5 (+1)	1,120 (+10%)	14mo	$150,000	$134	39

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,862
• Equity at exit: $19,383

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,639
• Equity at exit: $11,240

Cash invested: $36,400 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $160

Break-even live

Break-even rent $1,068

Max offer price $129,999

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5476 Westchester Dr Flint, MI	3.0	1.0	1002	$1,565	$1.56	13d	1	0.50mi
1415 S Linden Rd Flint, MI	2.0	1.0	1000	$1,000	$1.00	13d	1	0.55mi
1171 Ramsgate Rd Flint Twp, MI	1.0–2.0	1.0–2.0	885	$1,135	$1.28	13d	8	1.31mi

Listing history 47 events

1. 2026-06-18
   days on market $129,999 Active 363 DOM
2. 2026-06-17
   days on market $129,999 Active 362 DOM
3. 2026-06-16
   days on market $129,999 Active 361 DOM
4. 2026-06-15
   days on market $129,999 Active 360 DOM
5. 2026-06-14
   days on market $129,999 Active 358 DOM
6. 2026-06-13
   days on market $129,999 Active 357 DOM
7. 2026-06-10
   days on market $129,999 Active 355 DOM
8. 2026-06-09
   days on market $129,999 Active 354 DOM
9. 2026-06-08
   days on market $129,999 Active 353 DOM
10. 2026-06-07
    days on market $129,999 Active 352 DOM
11. 2026-06-05
    days on market $129,999 Active 349 DOM
12. 2026-06-02
    days on market $129,999 Active 347 DOM
13. 2026-06-01
    days on market $129,999 Active 346 DOM
14. 2026-05-31
    days on market $129,999 Active 345 DOM
15. 2026-05-30
    days on market $129,999 Active 344 DOM
16. 2025-11-20
    price $129,999 622-char remark

    Show marketing remark (623 chars)

    Super Cute, roomy country home. Scenic views and close to everything. Carmen-Ainsworth Schools, Randels Elementary. New Stainless steel appliances, Eat-in kitchen, dining room in front as well. Large living room. First floor laundry also hookups in basement. Original Hardwood, Oak trim. New roof and recent windows with shades. Sunny Large Bay window. Very private. Extra parcel is available leading out to Reuben Street, wooded. Together would equal full acre. Updated full bathroom. Double bedrooms with bath in between. Large basement, 2 car block garage. Snug in winter, low utilities, forced air natural gas furnace.

17. 2025-11-20
    price $129,999 623-char remark

    Show marketing remark (623 chars)

    Super Cute, roomy country home. Scenic views and close to everything. Carmen-Ainsworth Schools, Randels Elementary. New Stainless steel appliances, Eat-in kitchen, dining room in front as well. Large living room. First floor laundry also hookups in basement. Original Hardwood, Oak trim. New roof and recent windows with shades. Sunny Large Bay window. Very private. Extra parcel is available leading out to Reuben Street, wooded. Together would equal full acre. Updated full bathroom. Double bedrooms with bath in between. Large basement, 2 car block garage. Snug in winter, low utilities, forced air natural gas furnace.

18. 2025-06-21
    listed $149,999 Active 623-char remark

    Show marketing remark (623 chars)

    Super Cute, roomy country home. Scenic views and close to everything. Carmen-Ainsworth Schools, Randels Elementary. New Stainless steel appliances, Eat-in kitchen, dining room in front as well. Large living room. First floor laundry also hookups in basement. Original Hardwood, Oak trim. New roof and recent windows with shades. Sunny Large Bay window. Very private. Extra parcel is available leading out to Reuben Street, wooded. Together would equal full acre. Updated full bathroom. Double bedrooms with bath in between. Large basement, 2 car block garage. Snug in winter, low utilities, forced air natural gas furnace.

19. 2025-06-20
    listed $149,999 Active 622-char remark

    Show marketing remark (622 chars)

    Super Cute, roomy country home. Scenic views and close to everything. Carmen-Ainsworth Schools, Randels Elementary. New Stainless steel appliances, Eat-in kitchen, dining room in front as well. Large living room. First floor laundry also hookups in basement. Original Hardwood, Oak trim. New roof and recent windows with shades. Sunny Large Bay window. Very private. Extra parcel is available leading out to Reuben Street, wooded. Together would equal full acre. Updated full bathroom. Double bedrooms with bath in between. Large basement, 2 car block garage. Snug in winter, low utilities, forced air natural gas furnace.

20. 2025-06-11
    historical
21. 2025-06-11
    historical
22. 2024-08-29
    listed $159,000 Active
23. 2024-08-28
    listed $159,000 Active
24. 2024-08-22
    historical
25. 2024-08-22
    historical
26. 2023-08-25
    listed $169,500 Active
27. 2023-08-25
    listed $169,500 Active
28. 2023-08-24
    historical
29. 2023-08-24
    historical
30. 2022-07-29
    soldstatus $75,400
31. 2022-07-18
    soldstatus $75,400 Sold
32. 2022-07-18
    soldstatus $75,400 Closed
33. 2022-07-08
    status Pending
34. 2022-07-08
    status Pending
35. 2022-06-27
    listed $74,900 Active
36. 2022-06-27
    listed $74,900 Active
37. 2015-12-23
    soldstatus $36,500
38. 2015-12-15
    historical
39. 2015-12-15
    historical
40. 2015-12-08
    listed $44,900
41. 2015-12-08
    listed $44,900
42. 2008-11-10
    historical
43. 2008-06-19
    historical
44. 2008-06-19
    historical
45. 2008-03-15
    listed $59,900
46. 2008-03-15
    listed $59,900
47. 2008-03-12
    listed $59,900

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$355/yr (+$30/mo · 27.4%)

ⓘ 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: $15,252
• − Mortgage interest: −$7,282
• − Property taxes: −$1,293
• − Insurance: −$650
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,782
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,972/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+117.0% since first listed

32 events — show timeline

• 2025-11-20 Price Changed $129,999 MiRealSource-MiMLS
• 2025-11-20 Price Changed $129,999 REALCOMP
• 2025-06-21 Listed $149,999 REALCOMP
• 2025-06-20 Listed $149,999 MiRealSource-MiMLS
• 2025-06-11 Listing Removed — REALCOMP
• 2025-06-11 Listing Removed — MiRealSource-MiMLS
• 2024-08-29 Listed $159,000 REALCOMP
• 2024-08-28 Listed $159,000 MiRealSource-MiMLS
• 2024-08-22 Listing Removed — MiRealSource-MiMLS
• 2024-08-22 Listing Removed — REALCOMP
• 2023-08-25 Listed $169,500 MiRealSource-MiMLS
• 2023-08-25 Listed $169,500 REALCOMP
• 2023-08-24 Coming Soon — MiRealSource-MiMLS
• 2023-08-24 Coming Soon — REALCOMP
• 2022-07-29 Sold (Public Records) $75,400 Public Records
• 2022-07-18 Sold (MLS) $75,400 MiRealSource-MiMLS
• 2022-07-18 Sold (MLS) $75,400 REALCOMP
• 2022-07-08 Pending — REALCOMP
• 2022-07-08 Pending — MiRealSource-MiMLS
• 2022-06-27 Listed $74,900 MiRealSource-MiMLS
• 2022-06-27 Listed $74,900 REALCOMP
• 2015-12-23 Sold (MLS) $36,500 REALCOMP
• 2015-12-15 Listing Removed — MiRealSource-MiMLS
• 2015-12-15 Listing Removed — REALCOMP
• 2015-12-08 Listed $44,900 MiRealSource-MiMLS
• 2015-12-08 Listed $44,900 REALCOMP
• 2008-11-10 Listing Removed — REALCOMP
• 2008-06-19 Listing Removed — MiRealSource-MiMLS
• 2008-06-19 Listing Removed — REALCOMP
• 2008-03-15 Listed $59,900 MiRealSource-MiMLS
• 2008-03-15 Listed $59,900 REALCOMP
• 2008-03-12 Listed $59,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $1,293 · +1.8% YoY. Source: county tax records.