6109 Wendt Dr · Flint, MI 48507

$154,900

4 bd · 1.5 ba · 1,344 sqft · SingleFamily · 11 Days on market

Built 1948 1.00 ac lot $115/sqft · 32% below area Est $228k · 32% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ultimate blend of space and convenience! This move-in ready 4-bedroom home sits on a sprawling 1-acre lot, providing a rare sense of privacy while remaining minutes from shopping, services, and expressway access. The interior shines with fresh paint and brand-new flooring throughout. You'll love the open living area, perfect for entertaining and daily life. Practicality meets peace of mind with a recently waterproofed basement. As an added bonus, the sale includes two portable AC units and one window unit to keep you cool all summer long. Don't miss this incredible opportunity for acreage in a prime location!

Key facts

• One window unit
• Sprawling 1 acre lot
• 1 acre lot

Tags

• SPRAWLING 1 ACRE LOT
• RECENTLY WATERPROOFED BASEMENT
• TWO PORTABLE AC UNITS
• ONE WINDOW UNIT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well for water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Paved road access; Lot approximately 1 acre (dimensions ~87 x 500)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Electric water heater; Dishwasher; Microwave; Oven; Refrigerator; Range; Crawl space basement (unfinished, block)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $63 ($757/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 $142k (8.2% below list).
• Recommended offer: $142k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,244 (8.2% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.92% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $228,209
• List price: $154,900
• Delta: -32.12%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6227 Mckenzie Dr	0.20mi	3/1.5 (-1)	1,400 (+4%)	0mo	$230,000	$164	78
2485 Woodland Trl	0.28mi	3/1.5 (-1)	1,380 (+3%)	8mo	$219,900	$159	71
3040 W Hill Rd	0.34mi	3/1.5 (-1)	1,464 (+9%)	7mo	$200,000	$137	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-25,236
• Equity at exit: $23,096

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-32,849
• Equity at exit: $13,393

Cash invested: $43,372 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $63

Break-even live

Break-even rent $1,343

Max offer price $154,900

Occupancy floor 91%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-30
   status $154,900 Pending 11 DOM
2. 2026-05-16
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Experience the ultimate blend of space and convenience! This move-in ready 4-bedroom home sits on a sprawling 1-acre lot, providing a rare sense of privacy while remaining minutes from shopping, services, and expressway access. The interior shines with fresh paint and brand-new flooring throughout. You'll love the open living area, perfect for entertaining and daily life. Practicality meets peace of mind with a recently waterproofed basement. As an added bonus, the sale includes two portable AC units and one window unit to keep you cool all summer long. Don't miss this incredible opportunity for acreage in a prime location!

3. 2026-05-16
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Experience the ultimate blend of space and convenience! This move-in ready 4-bedroom home sits on a sprawling 1-acre lot, providing a rare sense of privacy while remaining minutes from shopping, services, and expressway access. The interior shines with fresh paint and brand-new flooring throughout. You'll love the open living area, perfect for entertaining and daily life. Practicality meets peace of mind with a recently waterproofed basement. As an added bonus, the sale includes two portable AC units and one window unit to keep you cool all summer long. Don't miss this incredible opportunity for acreage in a prime location!

4. 2026-05-12
   listed $154,900 Active 631-char remark

   Show marketing remark (631 chars)

   Experience the ultimate blend of space and convenience! This move-in ready 4-bedroom home sits on a sprawling 1-acre lot, providing a rare sense of privacy while remaining minutes from shopping, services, and expressway access. The interior shines with fresh paint and brand-new flooring throughout. You'll love the open living area, perfect for entertaining and daily life. Practicality meets peace of mind with a recently waterproofed basement. As an added bonus, the sale includes two portable AC units and one window unit to keep you cool all summer long. Don't miss this incredible opportunity for acreage in a prime location!

5. 2026-05-12
   listed $154,900 Active 631-char remark

   Show marketing remark (631 chars)

   Experience the ultimate blend of space and convenience! This move-in ready 4-bedroom home sits on a sprawling 1-acre lot, providing a rare sense of privacy while remaining minutes from shopping, services, and expressway access. The interior shines with fresh paint and brand-new flooring throughout. You'll love the open living area, perfect for entertaining and daily life. Practicality meets peace of mind with a recently waterproofed basement. As an added bonus, the sale includes two portable AC units and one window unit to keep you cool all summer long. Don't miss this incredible opportunity for acreage in a prime location!

6. 2025-06-06
   historical Accepting Backup Offers
7. 2025-06-06
   historical Active Under Contract
8. 2025-06-06
   historical
9. 2025-06-06
   historical
10. 2025-05-14
    price $169,000
11. 2025-05-14
    price $169,000
12. 2025-04-14
    price $174,000
13. 2025-04-14
    price $174,000
14. 2025-03-28
    listed $179,000 Active
15. 2025-03-27
    listed $179,000 Active
16. 2023-03-10
    soldstatus $154,500 Sold
17. 2023-03-10
    soldstatus $154,500 Closed
18. 2023-01-30
    status Pending
19. 2023-01-30
    status Pending
20. 2023-01-04
    price $145,000
21. 2023-01-03
    price $145,000
22. 2022-12-15
    price $147,000
23. 2022-12-14
    price $147,000
24. 2022-11-14
    price $149,500
25. 2022-11-14
    price $149,500
26. 2022-10-25
    listed $149,900 Active
27. 2022-10-25
    listed $149,900 Active
28. 2022-10-21
    historical $149,900
29. 2022-10-21
    historical $149,900
30. 2017-08-07
    soldstatus $69,000
31. 2017-07-24
    soldstatus $69,000 Sold
32. 2017-06-27
    status Pending
33. 2017-06-27
    status Pending
34. 2017-06-02
    price $78,900
35. 2017-06-01
    price $78,900
36. 2017-04-28
    listed $79,900 Active
37. 2017-04-28
    listed $79,900 Active
38. 2016-10-03
    historical
39. 2016-10-03
    historical
40. 2016-08-20
    price $69,000
41. 2016-08-19
    price $69,000
42. 2016-06-24
    price $79,000
43. 2016-06-22
    price $79,000
44. 2016-04-06
    listed $84,900 Active
45. 2016-03-21
    listed $84,900 Active
46. 2006-12-15
    soldstatus $43,000
47. 2006-12-15
    soldstatus $43,000
48. 2006-12-07
    historical
49. 2006-07-19
    listed $58,900
50. 2006-07-19
    listed $58,900

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$90/yr (+$7/mo · 4.1%)

ⓘ 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: $17,069
• − Mortgage interest: −$8,677
• − Property taxes: −$2,206
• − Insurance: −$774
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,506
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $1,195/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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 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

• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+158.2% since first listed

63 events — show timeline

• 2026-05-29 Pending — REALCOMP
• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-12 Listed $154,900 MiRealSource-MiMLS
• 2026-05-12 Listed $154,900 REALCOMP
• 2025-06-06 Contingent — MiRealSource-MiMLS
• 2025-06-06 Contingent — REALCOMP
• 2025-06-06 Listing Removed — REALCOMP
• 2025-06-06 Listing Removed — MiRealSource-MiMLS
• 2025-05-14 Price Changed $169,000 MiRealSource-MiMLS
• 2025-05-14 Price Changed $169,000 REALCOMP
• 2025-04-14 Price Changed $174,000 MiRealSource-MiMLS
• 2025-04-14 Price Changed $174,000 REALCOMP
• 2025-03-28 Listed $179,000 REALCOMP
• 2025-03-27 Listed $179,000 MiRealSource-MiMLS
• 2023-03-10 Sold (MLS) $154,500 MiRealSource-MiMLS
• 2023-03-10 Sold (MLS) $154,500 REALCOMP
• 2023-01-30 Pending — REALCOMP
• 2023-01-30 Pending — MiRealSource-MiMLS
• 2023-01-04 Price Changed $145,000 MiRealSource-MiMLS
• 2023-01-03 Price Changed $145,000 REALCOMP
• 2022-12-15 Price Changed $147,000 MiRealSource-MiMLS
• 2022-12-14 Price Changed $147,000 REALCOMP
• 2022-11-14 Price Changed $149,500 MiRealSource-MiMLS
• 2022-11-14 Price Changed $149,500 REALCOMP
• 2022-10-25 Listed $149,900 REALCOMP
• 2022-10-25 Listed $149,900 MiRealSource-MiMLS
• 2022-10-21 Coming Soon $149,900 REALCOMP
• 2022-10-21 Coming Soon $149,900 MiRealSource-MiMLS
• 2017-08-07 Sold (Public Records) $69,000 Public Records
• 2017-07-24 Sold (MLS) $69,000 REALCOMP
• 2017-06-27 Pending — MiRealSource-MiMLS
• 2017-06-27 Pending — REALCOMP
• 2017-06-02 Price Changed $78,900 MiRealSource-MiMLS
• 2017-06-01 Price Changed $78,900 REALCOMP
• 2017-04-28 Listed $79,900 MiRealSource-MiMLS
• 2017-04-28 Listed $79,900 REALCOMP
• 2016-10-03 Listing Removed — REALCOMP
• 2016-10-03 Listing Removed — MiRealSource-MiMLS
• 2016-08-20 Price Changed $69,000 MiRealSource-MiMLS
• 2016-08-19 Price Changed $69,000 REALCOMP
• 2016-06-24 Price Changed $79,000 MiRealSource-MiMLS
• 2016-06-22 Price Changed $79,000 REALCOMP
• 2016-04-06 Listed $84,900 MiRealSource-MiMLS
• 2016-03-21 Listed $84,900 REALCOMP
• 2006-12-15 Sold (MLS) $43,000 REALCOMP
• 2006-12-15 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2006-12-07 Listing Removed — MiRealSource-MiMLS
• 2006-07-19 Listed $58,900 REALCOMP
• 2006-07-19 Listed $58,900 MiRealSource-MiMLS
• 2003-04-29 Sold (Public Records) $72,250 Public Records
• 2003-04-18 Sold (MLS) $72,250 MiRealSource-MiMLS
• 2003-04-18 Sold (MLS) $72,250 REALCOMP
• 2003-03-19 Listing Removed — MiRealSource-MiMLS
• 2003-03-12 Listed $73,000 MiRealSource-MiMLS
• 2003-03-12 Listed $73,000 REALCOMP
• 2000-05-19 Listed $60,000 MiRealSource-MiMLS
• 2000-05-19 Listing Removed — MiRealSource-MiMLS
• 2000-05-19 Listing Removed — REALCOMP
• 2000-05-19 Listed $60,000 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $2,206 · +2.3% YoY. Source: county tax records.