225 E Piper Ave · Flint, MI 48505

$8,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 234 Days on market

Built 1956 4,356 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

Key facts

• 4,356 sq ft lot
• Built 1956
• Listed 233 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story; Ground-level entry with steps
• Construction: Wood siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 107.83)

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 109.3% 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: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 36% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $286 of equity ($59 loan paydown + $227 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1956 — 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. 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?
8. 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.
9. 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.
10. 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: 11.74% ✓
• Cap rate: 109.33%
• Cash-on-cash: 367.99%
• DSCR: 17.37
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $28,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Ruth Ave	0.32mi	2/1.0 (-1)	1,008 (+3%)	0mo	$27,000	$27	74
253 E Piper Ave	0.06mi	2/1.0 (-1)	882 (-10%)	13mo	$11,000	$12	66
813 Chatham Dr	0.67mi	3/1.5	942 (-3%)	1mo	$33,700	$36	60
306 W Parkway Ave	0.44mi	2/1.0 (-1)	918 (-6%)	8mo	$14,900	$16	58
6507 Dupont St	0.62mi	3/1.0	1,012 (+4%)	12mo	$80,000	$79	55
5909 Edwards Ave	0.65mi	3/1.0	936 (-4%)	10mo	$20,600	$22	55
626 W Austin Ave	0.52mi	3/1.5	869 (-11%)	1mo	$34,000	$39	55
329 W Pulaski Ave	0.63mi	3/1.0	923 (-5%)	9mo	$31,000	$34	54
402 W Gracelawn Ave	0.37mi	2/1.0 (-1)	864 (-11%)	8mo	$4,669	$5	53
302 W Gracelawn Ave	0.33mi	2/1.0 (-1)	832 (-15%)	8mo	$16,000	$19	48
342 E Baltimore Blvd	0.73mi	2/1.0 (-1)	940 (-4%)	14mo	$34,000	$36	44
618 E Pulaski Ave	0.64mi	2/1.0 (-1)	836 (-14%)	5mo	$24,000	$29	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 20.91×
• Total profit: $47,377
• Equity at exit: $3,667

10-year hold

• IRR: —
• Equity multiple: 44.58×
• Total profit: $103,719
• Equity at exit: $5,534

Cash invested: $2,380 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $730

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 22%

Sensitivity live

Price	-10% $736	-5% $733	+0% $730	+5% $727	+10% $724
Rent	-10% $651	-5% $690	+0% $730	+5% $769	+10% $809
Rate	-1.0pp $734	-0.5pp $732	base $730	+0.5pp $728	+1.0pp $725

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	0.39mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.54mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	22d	1	0.66mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	1.21mi

Listing history 29 events

1. 2026-06-21
   days on market $8,500 Active 234 DOM
2. 2026-06-18
   days on market $8,500 Active 231 DOM
3. 2026-06-17
   days on market $8,500 Active 230 DOM
4. 2026-06-16
   days on market $8,500 Active 229 DOM
5. 2026-06-15
   days on market $8,500 Active 228 DOM
6. 2026-06-14
   days on market $8,500 Active 226 DOM
7. 2026-06-13
   days on market $8,500 Active 225 DOM
8. 2026-06-10
   days on market $8,500 Active 223 DOM
9. 2026-06-09
   days on market $8,500 Active 222 DOM
10. 2026-06-08
    days on market $8,500 Active 221 DOM
11. 2026-06-07
    days on market $8,500 Active 220 DOM
12. 2026-06-05
    days on market $8,500 Active 217 DOM
13. 2026-06-03
    days on market $8,500 Active 216 DOM
14. 2026-06-02
    days on market $8,500 Active 215 DOM
15. 2026-06-01
    days on market $8,500 Active 214 DOM
16. 2026-05-31
    days on market $8,500 Active 213 DOM
17. 2026-05-30
    days on market $8,500 Active 212 DOM
18. 2025-12-16
    price $8,500 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

19. 2025-12-15
    price $8,500
20. 2025-10-30
    listed $9,900 Active 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

21. 2025-10-30
    listed $9,900 Active

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

22. 2010-12-06
    historical
23. 2010-12-06
    historical
24. 2005-07-27
    listed $34,900
25. 2005-07-27
    historical
26. 2005-07-27
    listed $34,900
27. 2003-02-09
    historical
28. 2002-09-24
    listed $25,000
29. 2002-09-24
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,979
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$247
• Taxable income: $9,169
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $6,558/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

-66.0% since first listed

12 events — show timeline

• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-10-30 Listed $9,900 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2005-07-27 Listed $34,900 MiRealSource-MiMLS
• 2005-07-27 Listing Removed — MiRealSource-MiMLS
• 2005-07-27 Listed $34,900 REALCOMP
• 2003-02-09 Listing Removed — MiRealSource-MiMLS
• 2002-09-24 Listed $25,000 MiRealSource-MiMLS
• 2002-09-24 Listed $25,000 REALCOMP