614 W Holbrook Avenue Ave · Flint, MI 48505

$12,900

3 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 355 Days on market

Built 1956 5,227 sqft lot ↓ 52% since listing

---

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

Nice 3Bedroom, 1 & 1/2 Bath And More. Bring All Offers

Key facts

• 5,227 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 71.9% 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: 99 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $434 of equity ($89 loan paydown + $345 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $14k (52%) 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 $11,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 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: 7.79% ✓
• Cap rate: 71.86%
• Cash-on-cash: 234.18%
• DSCR: 11.42
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $35,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6507 Dupont St	0.16mi	3/1.0	1,012 (-3%)	12mo	$80,000	$79	76
309 W Ruth Ave	0.26mi	2/1.0 (-1)	1,008 (-3%)	0mo	$27,000	$27	75
813 Chatham Dr	0.23mi	3/1.5	942 (-10%)	1mo	$33,700	$36	72
7005 Daryll St	0.34mi	3/1.5	1,093 (+5%)	8mo	$43,000	$39	69
1511 W Home Ave	0.66mi	3/1.5	1,042 (-0%)	3mo	$35,500	$34	67
6611 Sally Ct	0.39mi	3/1.0	1,120 (+7%)	2mo	$21,420	$19	66
5722 Susan St	0.59mi	3/1.0	989 (-5%)	8mo	$33,000	$33	55
5909 Edwards Ave	0.43mi	3/1.0	936 (-10%)	10mo	$20,600	$22	53
1108 W Mott Ave	0.67mi	3/1.0	972 (-7%)	12mo	$29,500	$30	46
1807 Russett Pl	0.68mi	3/1.0	936 (-10%)	8mo	$34,000	$36	42
6806 Fleming Rd	0.56mi	3/1.0	925 (-11%)	14mo	$81,600	$88	42
306 W Parkway Ave	0.72mi	2/1.0 (-1)	918 (-12%)	8mo	$14,900	$16	33

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: 13.80×
• Total profit: $46,242
• Equity at exit: $5,565

10-year hold

• IRR: —
• Equity multiple: 29.24×
• Total profit: $102,002
• Equity at exit: $8,398

Cash invested: $3,612 (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: 99
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $194/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $705

Break-even live

Break-even rent $113

Max offer price $12,900

Occupancy floor 25%

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: $3,225
• Closing costs: $387
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.10mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	0.12mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.44mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	0.52mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	13d	1	0.60mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.62mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.85mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	0.89mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.24mi
2216 Obrien Rd Mount Morris, MI	3.0	2.0	1080	$1,000	$0.93	13d	1	1.43mi
6113 Natchez Dr Mount Morris, MI	3.0	1.0	1100	$990	$0.90	43d	1	1.49mi

Listing history 11 events

1. 2025-06-27
   status Pending
2. 2025-03-25
   historical
3. 2024-12-17
   status Pending
4. 2022-02-18
   status Pending
5. 2022-01-13
   historical
6. 2018-10-24
   status Pending 60-char remark

   Show marketing remark (60 chars)

   Nice 3Bedroom, 1 & 1/2 Bath And More. Bring All Offers

7. 2018-10-24
   status Pending

   Show marketing remark (60 chars)

   Nice 3Bedroom, 1 & 1/2 Bath And More. Bring All Offers

8. 2018-10-12
   price $12,900 60-char remark

   Show marketing remark (60 chars)

   Nice 3Bedroom, 1 & 1/2 Bath And More. Bring All Offers

9. 2018-10-11
   price $12,900
10. 2017-11-06
    listed $26,900 Active 60-char remark

    Show marketing remark (60 chars)

    Nice 3Bedroom, 1 & 1/2 Bath And More. Bring All Offers

11. 2017-11-03
    listed $26,900 Active

ⓘ 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: $12,061
• − Mortgage interest: −$723
• − Property taxes: −$194
• − Insurance: −$64
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$375
• Taxable income: $8,776
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $6,352/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

-52.0% since first listed

11 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-02-18 Pending — REALCOMP
• 2022-01-13 Listing Removed — REALCOMP
• 2018-10-24 Pending — MiRealSource-MiMLS
• 2018-10-24 Pending — REALCOMP
• 2018-10-12 Price Changed $12,900 MiRealSource-MiMLS
• 2018-10-11 Price Changed $12,900 REALCOMP
• 2017-11-06 Listed $26,900 MiRealSource-MiMLS
• 2017-11-03 Listed $26,900 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $881 · +1.6% YoY. Source: county tax records.