8107 Linden Rd · Flint, MI 48473

$194,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily · 11 Days on market

Built 1959 0.70 ac lot $148/sqft · 34% below area Est $294k · 34% under

---

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
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

Key facts

• 0.7 acre lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 120 x 254; Lot about 0.7 acre

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $78 ($934/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 $167k (14.1% below list).
• Recommended offer: $167k (14.1% 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.
• Lake Fenton Community Schools (rural): math 40% / reading 52% proficiency, ranked #124 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.
• 3 sale attempts since 31y 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.
• Current owner paid $70k; list at $195k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,489 (14.1% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $294,174
• List price: $194,900
• Delta: -33.75%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4437 Grand Lin St	0.15mi	2/1.0 (-1)	1,344 (+2%)	13mo	$209,000	$156	74
8141 Linden Rd	0.06mi	3/1.5	1,476 (+12%)	17mo	$219,000	$148	61
4237 W Grand Blanc Rd	0.56mi	3/2.0	1,359 (+3%)	10mo	$270,000	$199	57

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-26,663
• Equity at exit: $29,060

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-16,987
• Equity at exit: $16,851

Cash invested: $54,572 (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 48473

• Active inventory: 166
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $78

Break-even live

Break-even rent $1,576

Max offer price $194,900

Occupancy floor 90%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

2. 2026-05-16
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

3. 2026-05-05
   listed $194,900 Active 507-char remark

   Show marketing remark (507 chars)

   Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

4. 2026-05-05
   listed $194,900 Active 507-char remark

   Show marketing remark (507 chars)

   Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

5. 2026-05-01
   historical $194,900 507-char remark

   Show marketing remark (507 chars)

   Welcome to this Beautiful Home with so much Space for Family and Entertainment. The Layout Offers Flexibility for a Variety of Lifestyles. Bonus Bedroom in Lower Level. Fresh New Carpet! Enjoy the benefits of a Large Yard, Ideal for Outdoor Gatherings, Gardening, or Simply Unwinding in Your Own Open Space. The Setting Provides a Peaceful, Country-Like Feel While still Being Just Minutes from Town, Schools, Shopping, and Major Routes for an Easy Commute. All the Appliances are Included. Won't Last Long!

6. 1996-01-16
   soldstatus $70,000

   Show marketing remark (43 chars)

   Pending Before Print. Estate Sale. Mls $20.

7. 1995-11-21
   listed $75,000

   Show marketing remark (43 chars)

   Pending Before Print. Estate Sale. Mls $20.

8. 1995-11-21
   historical

   Show marketing remark (43 chars)

   Pending Before Print. Estate Sale. Mls $20.

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $2,353 · $196/mo
• Expected delta: +$648/yr (+$54/mo · 38.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,099
• − Mortgage interest: −$10,917
• − Property taxes: −$1,705
• − Insurance: −$974
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$5,670
• Taxable loss: −$2,384
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,506/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: Lake Fenton Community Schools
• NCES district ID: 2620670
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $65,788
• Composite: 40.93/100
• National rank: #3609
• State rank: #124 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): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

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 White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• 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: ▼ -216.16%
• Current HPI: 208.5281
• 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

+159.9% since first listed

8 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-05 Listed $194,900 REALCOMP
• 2026-05-05 Listed $194,900 MiRealSource-MiMLS
• 2026-05-01 Coming Soon $194,900 MiRealSource-MiMLS
• 1996-01-16 Sold (MLS) $70,000 MiRealSource-MiMLS
• 1995-11-21 Listing Removed — MiRealSource-MiMLS
• 1995-11-21 Listed $75,000 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $1,705 · +2.3% YoY. Source: county tax records.