1114 Christopher St · Flint, MI 48503

$78,500

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 1 Days on market

Built 1928 9,583 sqft lot Est $62k · 26% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedroom, one-bath home located at the end of a quiet dead-end street. Features an unfinished basement offering excellent potential for storage. Conveniently located near Eisenhower Elementary School. With a little vision and updating, this home presents a great opportunity for an investment property or make it your own. Ideal for investors or buyers looking for a project in a peaceful setting.

Key facts

• Fully fenced
• Front porch
• Double lot

Tags

• UPDATED KITCHEN
• FULLY REMODELED BATHROOM
• FRONT PORCH
• BACK PORCH
• DOUBLE LOT
• FULLY FENCED

Property features AI

Finance

• Other: Lot size approximately 0.22 acres; Frontage approximately 90 feet; Located in the City of Flint, Becker Heights Add subdivision

Exterior

• Utilities: Public water
• Home design: Residential, single-story home; Built in 1928; Basement entry level
• Construction: Vinyl siding; Basement foundation; Below-grade area listed (832)
• Exterior features: Front porch; Paved street access

Interior

• Bedrooms: Two bedrooms on the entry level (approx. 10 x 11 and 11 x 11)
• Bathrooms: One full bathroom on the entry level
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: 3 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 26y ago; this cycle's ask is 125% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $78k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,500

Questions for the listing agent

1. Built in 1928 — 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: 1.27% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $62,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Christopher St	0.00mi	2/1.0	832 (0%)	4mo	$30,000	$36	97
2210 Brown St	0.29mi	2/1.0	816 (-2%)	1mo	$49,900	$61	83
1410 Ida St	0.20mi	3/2.0 (+1)	878 (+6%)	15mo	$76,900	$88	60
2641 Brown St	0.67mi	2/1.0	783 (-6%)	2mo	$36,500	$47	58
2429 Brown St	0.43mi	2/1.0	933 (+12%)	4mo	$8,500	$9	56
611 Frank St	0.62mi	2/1.0	861 (+4%)	13mo	$68,000	$79	54
2016 Cumings Ave	0.19mi	2/1.0	939 (+13%)	19mo	$62,000	$66	54
2710 Reynolds St	0.73mi	2/1.0	751 (-10%)	5mo	$56,500	$75	45
1556 Monteray St	0.66mi	2/1.0	782 (-6%)	18mo	$95,000	$121	44
616 Saint Clair Ave	0.61mi	2/1.0	720 (-14%)	10mo	$57,500	$80	41
924 Hammond Ave	0.72mi	3/1.0 (+1)	948 (+14%)	5mo	$51,000	$54	34
2725 Chicago Blvd	0.75mi	3/1.0 (+1)	950 (+14%)	14mo	$95,000	$100	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.42×
• Total profit: $9,173
• Equity at exit: $11,705

10-year hold

• IRR: 22.9%
• Equity multiple: 3.43×
• Total profit: $53,462
• Equity at exit: $6,787

Cash invested: $21,980 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$412
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $261

Break-even live

Break-even rent $671

Max offer price $78,500

Occupancy floor 69%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.82mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.91mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.94mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.08mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	1.11mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.16mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	1.30mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.33mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.44mi

Listing history 3 events

1. 2026-06-18
   statuslisting id $78,500 Active 1 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $78,500 Coming Soon 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: $1,029 · $86/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: +$90/yr (+$8/mo · 8.8%)

ⓘ 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 ≥97°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: $12,010
• − Mortgage interest: −$4,397
• − Property taxes: −$1,029
• − Insurance: −$392
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,284
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,650/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+57.3% since first listed

26 events — show timeline

• 2026-06-16 Coming Soon $78,500 MiRealSource-MiMLS
• 2026-02-27 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-02-27 Sold (MLS) $30,000 REALCOMP
• 2026-02-19 Pending — MiRealSource-MiMLS
• 2026-02-19 Pending — REALCOMP
• 2026-02-02 Relisted — MiRealSource-MiMLS
• 2026-02-02 Relisted — REALCOMP
• 2026-01-28 Pending — MiRealSource-MiMLS
• 2026-01-27 Pending — REALCOMP
• 2026-01-23 Listed $34,900 REALCOMP
• 2026-01-23 Listed $34,900 MiRealSource-MiMLS
• 2012-01-10 Listing Removed — MiRealSource-MiMLS
• 2012-01-10 Listing Removed — REALCOMP
• 2012-01-03 Listed $14,900 MiRealSource-MiMLS
• 2012-01-03 Listed $14,900 REALCOMP
• 2011-12-09 Sold (MLS) $3,500 REALCOMP
• 2011-12-09 Sold (MLS) $3,500 MiRealSource-MiMLS
• 2011-11-02 Listing Removed — MiRealSource-MiMLS
• 2011-10-21 Listed $3,600 REALCOMP
• 2011-10-21 Listed $3,600 MiRealSource-MiMLS
• 2001-06-14 Sold (Public Records) $46,000 Public Records
• 2001-06-11 Sold (MLS) $46,000 REALCOMP
• 2001-06-11 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2001-05-11 Listing Removed — MiRealSource-MiMLS
• 2000-10-12 Listed $49,899 REALCOMP
• 2000-10-12 Listed $49,899 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $1,029 · +1.7% YoY. Source: county tax records.