1468 Eggleston Ave · Flint, MI 48532

$94,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 34 Days on market

Built 1940 1.07 ac lot $91/sqft · 31% below area Est $138k · 31% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carmen Ainsworth. Three bedroom home needs some TLC. Main floor has kitchen, dining room, living room and enclosed front porch. This house also has a basement and shed and sits on over 1 acre.

Key facts

• Shed
• Kitchen
• Living room

Tags

• KITCHEN
• DINING ROOM
• LIVING ROOM
• ENCLOSED FRONT PORCH
• BASEMENT
• SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories; Ground-level entry; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 75 x 612 (approximately 1.07 acres); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Six total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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: crime F, employment F.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carmanainsworth Middle School (math 8% / reading 25%, grade F, #444 of 493 statewide, top 90%, 690 students, 91% FRL) — zoned schools average 91% FRL vs 64% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $656 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (median comp): $138,241
• List price: $94,900
• Delta: -31.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2126 Deerfield Dr	0.47mi	3/1.0	1,065 (+2%)	12mo	$170,000	$160	64
5369 Devon Ct	0.45mi	3/1.0	1,051 (+1%)	22mo	$165,000	$157	59
2121 Penway Ct	0.47mi	3/1.0	1,050 (+1%)	23mo	$168,000	$160	57
5290 Brobeck St	0.51mi	3/1.0	900 (-14%)	3mo	$101,500	$113	51
2176 Lauderdale St	0.46mi	2/1.0 (-1)	904 (-13%)	1mo	$115,000	$127	51
5425 Westchester Dr	0.63mi	3/2.0	948 (-9%)	2mo	$187,000	$197	51
5423 Meadowcrest Dr	0.55mi	3/1.5	1,175 (+13%)	3mo	$199,900	$170	48
5237 Dania St	0.44mi	3/1.0	912 (-12%)	15mo	$116,000	$127	47
5200 Dania St	0.39mi	2/2.0 (-1)	952 (-8%)	19mo	$120,000	$126	43
5390 Brobeck St	0.64mi	3/1.0	904 (-13%)	14mo	$159,000	$176	37

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,978
• Equity at exit: $14,150

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $26,241
• Equity at exit: $8,205

Cash invested: $26,572 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 122
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $288

Break-even live

Break-even rent $803

Max offer price $94,900

Occupancy floor 70%

Sensitivity live

Price	-10% $342	-5% $315	+0% $288	+5% $261	+10% $234
Rent	-10% $196	-5% $242	+0% $288	+5% $334	+10% $380
Rate	-1.0pp $336	-0.5pp $312	base $288	+0.5pp $264	+1.0pp $239

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 S Linden Rd Flint, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	0.30mi
5476 Westchester Dr Flint, MI	3.0	1.0	1002	$1,565	$1.56	15d	1	0.70mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $94,900 Pending 34 DOM
2. 2026-06-18
   days on market $94,900 Active 32 DOM
3. 2026-06-17
   days on market $94,900 Active 31 DOM
4. 2026-06-16
   days on market $94,900 Active 30 DOM
5. 2026-06-15
   days on market $94,900 Active 29 DOM
6. 2026-06-14
   days on market $94,900 Active 27 DOM
7. 2026-06-13
   days on market $94,900 Active 26 DOM
8. 2026-06-10
   days on market $94,900 Active 24 DOM
9. 2026-06-09
   days on market $94,900 Active 23 DOM
10. 2026-06-08
    days on market $94,900 Active 22 DOM
11. 2026-06-07
    days on market $94,900 Active 21 DOM
12. 2026-06-05
    days on market $94,900 Active 18 DOM
13. 2026-06-02
    days on market $94,900 Active 16 DOM
14. 2026-06-01
    days on market $94,900 Active 15 DOM
15. 2026-05-31
    days on market $94,900 Active 14 DOM
16. 2026-05-30
    days on market $94,900 Active 13 DOM
17. 2026-05-16
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Carmen Ainsworth. Three bedroom home needs some TLC. Main floor has kitchen, dining room, living room and enclosed front porch. This house also has a basement and shed and sits on over 1 acre.

18. 2026-05-16
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Carmen Ainsworth. Three bedroom home needs some TLC. Main floor has kitchen, dining room, living room and enclosed front porch. This house also has a basement and shed and sits on over 1 acre.

19. 2026-05-01
    listed $94,900 Active 192-char remark

    Show marketing remark (192 chars)

    Carmen Ainsworth. Three bedroom home needs some TLC. Main floor has kitchen, dining room, living room and enclosed front porch. This house also has a basement and shed and sits on over 1 acre.

20. 2026-05-01
    listed $94,900 Active 192-char remark

    Show marketing remark (192 chars)

    Carmen Ainsworth. Three bedroom home needs some TLC. Main floor has kitchen, dining room, living room and enclosed front porch. This house also has a basement and shed and sits on over 1 acre.

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$148/yr (+$12/mo · 12.7%)

ⓘ 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: $14,011
• − Mortgage interest: −$5,316
• − Property taxes: −$1,165
• − Insurance: −$474
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,761
• Taxable income: $2,054
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $2,965/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 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

• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% 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: ▼ -82.08%
• Current HPI: 202.407
• 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

6 events — show timeline

• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-28 Relisted — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-01 Listed $94,900 REALCOMP
• 2026-05-01 Listed $94,900 MiRealSource-MiMLS

Property tax history

-1.3%/yr

Latest (2025): $1,165 · +1.7% YoY. Source: county tax records.