3039 Berkley St · Flint, MI 48504

$90,000

4 bd · 2.0 ba · 2,034 sqft · SingleFamily public records · 4 Days on market

Built 1930 4,356 sqft lot Est $110k · 18% under

---

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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Opportunity! Welcome to 3039 Berkley St, Flint, MI 48504 a move-in ready home offering comfort, space, and convenience. This well-maintained property features a functional floor plan with spacious living areas, generously sized bedrooms, and an inviting atmosphere that makes you feel at home the moment you walk in. The kitchen offers ample cabinet and counter space, making meal preparation and entertaining a breeze. Natural light fills the home, creating a bright and welcoming environment throughout. Whether you're a first-time homebuyer, growing family, or someone looking for a property with strong long-term value, this home checks all the boxes. Conveniently located near major roadways, shopping, dining, schools, parks, and everyday amenities, you'll enjoy easy access to everything Flint has to offer while still enjoying the comfort of a residential neighborhood. Don't miss this opportunity to own a move-in ready home with excellent curb appeal and a desirable location. Schedule your showing today and see everything this property has to offer! Novation: Buyer has equitable interest in the property and is marketing the property with the owner’s authorization in order to locate a new buyer.

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential 2-story home; Built in 1930
• Construction: Michigan-style basement foundation
• Exterior features: Vinyl siding; Paved street access; 40 feet of frontage

Interior

• Kitchen: Kitchen on the entry level (12 x 11)
• Bedrooms: Primary bedroom on the entry level (14 x 12); Second bedroom on the second floor (12 x 11); Third bedroom on the second floor (approx. 10 wide); Fourth bedroom on the second floor (11 x 10)
• Bathrooms: Two full bathrooms; Main-level bathroom (approx. 8 x 6); Second-floor bathroom (approx. 7 x 5)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 8 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.7% 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: 131 active listings in the ZIP; 3 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1930 — 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: 1.80% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $109,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3021 Clement St	0.30mi	3/1.5 (-1)	2,088 (+3%)	2mo	$82,500	$40	73
2753 Golfside Ln	0.47mi	5/2.0 (+1)	2,049 (+1%)	8mo	$152,900	$75	66
2725 Prospect St	0.41mi	3/2.0 (-1)	1,838 (-10%)	7mo	$55,000	$30	54
3235 Prospect St	0.21mi	3/2.5 (-1)	1,764 (-13%)	18mo	$111,000	$63	46
414 Fremont St	0.66mi	3/1.0 (-1)	1,905 (-6%)	8mo	$124,999	$66	42
2239 Winona St	0.68mi	3/1.5 (-1)	1,989 (-2%)	18mo	$17,000	$9	42
1195 River Valley Dr	0.63mi	4/2.0	1,764 (-13%)	9mo	$215,000	$122	41
1719 Seneca St	0.37mi	3/1.0 (-1)	1,864 (-8%)	23mo	$75,000	$40	41
3079 Walton Ave	0.42mi	4/2.0	1,748 (-14%)	22mo	$100,000	$57	39
2633 Orchard Ln	0.54mi	3/1.5 (-1)	1,762 (-13%)	10mo	$55,000	$31	37
1702 Winona St	0.34mi	3/1.5 (-1)	1,749 (-14%)	23mo	$95,000	$54	35
2117 Brownell Blvd	0.66mi	3/2.5 (-1)	1,728 (-15%)	21mo	$85,000	$49	20

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $30,221
• Equity at exit: $13,419

10-year hold

• IRR: 36.2%
• Equity multiple: 4.33×
• Total profit: $84,003
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $704

Break-even live

Break-even rent $732

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $754	-5% $729	+0% $704	+5% $678	+10% $653
Rent	-10% $575	-5% $639	+0% $704	+5% $768	+10% $832
Rate	-1.0pp $749	-0.5pp $726	base $704	+0.5pp $680	+1.0pp $656

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Forest Hill Ave Flint, MI	4.0	2.0	2441	$1,800	$0.74	21d	1	0.64mi
410 Allendale Pl Flint, MI	4.0	1.5	2000	$1,500	$0.75	21d	1	1.16mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	1.19mi

Listing history 6 events

1. 2026-06-18
   days on market $90,000 Active 4 DOM
2. 2026-06-17
   days on market $90,000 Active 3 DOM
3. 2026-06-16
   days on market $90,000 Active 2 DOM
4. 2026-06-15
   listing id $90,000 Active 1 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $90,000 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: $822 · $69/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$282/yr (+$23/mo · 34.3%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,466
• − Mortgage interest: −$5,041
• − Property taxes: −$822
• − Insurance: −$450
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,618
• Taxable income: $7,420
• Est. tax owed @ 24.0%: −$1,781
• After-tax cash flow: $6,662/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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $90,000 REALCOMP
• 2026-06-12 Listed $90,000 MiRealSource-MiMLS

Property tax history

-6.0%/yr

Latest (2025): $822 · +1.5% YoY. Source: county tax records.