1722 Polly St · Flint, MI 48505

$6,999

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 35 Days on market

Built 1956 5,227 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Outstanding investment opportunity with significant upside potential in a high-demand rental market. This is a value-add property and is ready for a full renovation, making it an ideal project for investors, contractors, and buyers seeking a strong fix-and-flip or long-term buy-and-hold opportunity. With the right improvements, this property offers the potential to generate substantial equity and attractive cash flow. The home features a functional layout and solid foundation for redevelopment, allowing investors to customize the renovation to maximize resale value or rental income. Comparable renovated homes in the area support strong after-repair value potential, making this an excellent candidate for those looking to capitalize on Flint's active investment market. Conveniently located near schools, shopping, restaurants, parks, and major roadways, the property offers strong appeal to future tenants and owner-occupants alike. Opportunities with this level of upside and value-add potential are increasingly difficult to find. Property is being sold as-is. Buyer to verify all information and measurements. 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

• Solid foundation
• Full renovation
• Value-add property

Tags

• INVESTMENT OPPORTUNITY
• VALUE-ADD PROPERTY
• FULL RENOVATION
• FUNCTIONAL LAYOUT
• SOLID FOUNDATION
• STRONG AFTER-REPAIR VALUE

Property features AI

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $7k).
• Recommended offer: $7k (3.0% below list) — sets the bar for market timing.
• Cap rate 124.9% 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: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 34% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $235 of equity ($48 loan paydown + $187 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $4k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,789 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 13.38% ✓
• Cap rate: 124.85%
• Cash-on-cash: 423.43%
• DSCR: 19.84
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $14,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7021 Cecil Dr	0.14mi	3/1.0 (+1)	870 (-3%)	13mo	$5,000	$6	73
1710 Polly St	0.03mi	2/1.0	768 (-14%)	10mo	$12,000	$16	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 23.85×
• Total profit: $44,780
• Equity at exit: $3,019

10-year hold

• IRR: —
• Equity multiple: 50.94×
• Total profit: $97,859
• Equity at exit: $4,556

Cash invested: $1,960 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $692

Break-even live

Break-even rent $61

Max offer price $6,999

Occupancy floor 21%

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	0.08mi

Listing history 30 events

1. 2026-06-18
   days on market $6,999 Active 35 DOM
2. 2026-06-17
   days on market $6,999 Active 34 DOM
3. 2026-06-16
   days on market $6,999 Active 33 DOM
4. 2026-06-15
   price $6,999 Active 32 DOM
5. 2026-06-15
   pricedays on market $7,499 Active 32 DOM
6. 2026-06-14
   days on market $7,999 Active 30 DOM
7. 2026-06-13
   pricedays on market $7,999 Active 29 DOM
8. 2026-06-10
   days on market $8,999 Active 27 DOM
9. 2026-06-09
   days on market $8,999 Active 26 DOM
10. 2026-06-08
    days on market $8,999 Active 25 DOM
11. 2026-06-07
    pricedays on market $8,999 Active 24 DOM
12. 2026-06-05
    days on market $9,999 Active 21 DOM
13. 2026-06-03
    days on market $9,999 Active 20 DOM
14. 2026-06-02
    days on market $9,999 Active 19 DOM
15. 2026-06-01
    days on market $9,999 Active 18 DOM
16. 2026-05-31
    days on market $9,999 Active 17 DOM
17. 2026-05-30
    days on market $9,999 Active 16 DOM
18. 2026-05-14
    listed $10,999 Active 1269-char remark

    Show marketing remark (1269 chars)

    Outstanding investment opportunity with significant upside potential in a high-demand rental market. This is a value-add property and is ready for a full renovation, making it an ideal project for investors, contractors, and buyers seeking a strong fix-and-flip or long-term buy-and-hold opportunity. With the right improvements, this property offers the potential to generate substantial equity and attractive cash flow. The home features a functional layout and solid foundation for redevelopment, allowing investors to customize the renovation to maximize resale value or rental income. Comparable renovated homes in the area support strong after-repair value potential, making this an excellent candidate for those looking to capitalize on Flint's active investment market. Conveniently located near schools, shopping, restaurants, parks, and major roadways, the property offers strong appeal to future tenants and owner-occupants alike. Opportunities with this level of upside and value-add potential are increasingly difficult to find. Property is being sold as-is. Buyer to verify all information and measurements. 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.

19. 2026-05-14
    listed $10,999 Active

    Show marketing remark (1269 chars)

    Outstanding investment opportunity with significant upside potential in a high-demand rental market. This is a value-add property and is ready for a full renovation, making it an ideal project for investors, contractors, and buyers seeking a strong fix-and-flip or long-term buy-and-hold opportunity. With the right improvements, this property offers the potential to generate substantial equity and attractive cash flow. The home features a functional layout and solid foundation for redevelopment, allowing investors to customize the renovation to maximize resale value or rental income. Comparable renovated homes in the area support strong after-repair value potential, making this an excellent candidate for those looking to capitalize on Flint's active investment market. Conveniently located near schools, shopping, restaurants, parks, and major roadways, the property offers strong appeal to future tenants and owner-occupants alike. Opportunities with this level of upside and value-add potential are increasingly difficult to find. Property is being sold as-is. Buyer to verify all information and measurements. 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.

20. 2020-11-19
    historical
21. 2018-12-03
    soldstatus $29,500
22. 2017-06-20
    status Pending
23. 2017-06-19
    historical
24. 2017-06-19
    historical
25. 2017-04-26
    listed $8,900 Active
26. 2017-04-24
    listed $8,900
27. 2015-05-12
    historical
28. 2015-05-12
    historical
29. 2014-09-04
    listed $8,900
30. 2014-09-04
    listed $8,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 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: $11,239
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$204
• Taxable income: $8,705
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $6,209/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+23.6% since first listed

13 events — show timeline

• 2026-05-14 Listed $10,999 REALCOMP
• 2026-05-14 Listed $10,999 MiRealSource-MiMLS
• 2020-11-19 Listing Removed — REALCOMP
• 2018-12-03 Sold (Public Records) $29,500 Public Records
• 2017-06-20 Pending — MiRealSource-MiMLS
• 2017-06-19 Listing Removed — MiRealSource-MiMLS
• 2017-06-19 Listing Removed — REALCOMP
• 2017-04-26 Listed $8,900 MiRealSource-MiMLS
• 2017-04-24 Listed $8,900 REALCOMP
• 2015-05-12 Listing Removed — MiRealSource-MiMLS
• 2015-05-12 Listing Removed — REALCOMP
• 2014-09-04 Listed $8,900 MiRealSource-MiMLS
• 2014-09-04 Listed $8,900 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $903 · +8.8% YoY. Source: county tax records.