657 Barrie Ave · Flint, MI 48507

$62,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records

Built 1954 3,485 sqft lot Est $49k · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PENDING ON PRINT

Key facts

• 3,485 sq ft lot
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $62k).

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 soft (-1.0%/yr); 206 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $429 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 + 0.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 23y 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 $22k; list at $62k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,000

Questions for the listing agent

1. Built in 1954 — 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: 1.52% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $48,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Campbell St	0.57mi	3/1.0	924 (0%)	1mo	$89,000	$96	73
3805 Brunswick Ave	0.51mi	3/1.0	921 (-0%)	4mo	$25,000	$27	72
727 Waldman Ave	0.39mi	3/1.0	956 (+4%)	5mo	$79,600	$83	72
737 Campbell St	0.50mi	3/1.0	947 (+2%)	4mo	$84,700	$89	69
730 Freeman Ave	0.14mi	2/1.0 (-1)	836 (-10%)	6mo	$27,000	$32	68
839 Barrie Ave	0.22mi	2/1.0 (-1)	816 (-12%)	3mo	$35,000	$43	63
1105 Lincoln Ave	0.57mi	2/1.0 (-1)	896 (-3%)	2mo	$38,000	$42	62
825 Vermilya Ave	0.31mi	4/1.0 (+1)	1,020 (+10%)	3mo	$30,000	$29	61
1517 Tacoma St	0.65mi	3/1.0	875 (-5%)	1mo	$46,500	$53	60
1209 Lincoln Ave	0.65mi	2/1.0 (-1)	925 (+0%)	6mo	$52,400	$57	59
2021 Brooks St	0.64mi	2/1.0 (-1)	987 (+7%)	3mo	$55,000	$56	51
1225 Vermilya Ave	0.66mi	2/1.0 (-1)	831 (-10%)	5mo	$15,000	$18	43

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: 9.6%
• Equity multiple: 1.36×
• Total profit: $6,296
• Equity at exit: $9,244

10-year hold

• IRR: 16.0%
• Equity multiple: 2.12×
• Total profit: $19,460
• Equity at exit: $5,361

Cash invested: $17,360 (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: 5.5×

Monthly cashflow live

• Estimated rent: $945 high
• Mortgage (P&I): −$325
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $300

Break-even live

Break-even rent $566

Max offer price $62,000

Occupancy floor 63%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.47mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.67mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	0.80mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.83mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.09mi

Listing history 49 events

1. 2026-04-23
   historical

   Show marketing remark (16 chars)

   PENDING ON PRINT

2. 2026-04-23
   listed $62,000

   Show marketing remark (16 chars)

   PENDING ON PRINT

3. 2026-04-23
   historical 16-char remark

   Show marketing remark (16 chars)

   PENDING ON PRINT

4. 2026-04-23
   listed $62,000 16-char remark

   Show marketing remark (16 chars)

   PENDING ON PRINT

5. 2025-06-18
   status Pending
6. 2025-06-18
   status Pending
7. 2025-05-31
   historical Accepting Backup Offers
8. 2025-05-31
   historical Active Under Contract
9. 2025-05-31
   historical
10. 2025-05-31
    historical
11. 2025-05-03
    price $64,900
12. 2025-05-03
    price $64,900
13. 2025-04-04
    listed $69,900 Active
14. 2025-04-04
    listed $69,900 Active
15. 2024-12-02
    soldstatus $22,500 Sold
16. 2024-12-02
    soldstatus $22,500 Closed
17. 2024-11-18
    status Pending
18. 2024-11-18
    status Pending
19. 2024-11-13
    price $25,900
20. 2024-11-13
    price $25,900
21. 2024-10-29
    price $29,500
22. 2024-10-28
    price $29,500
23. 2024-10-22
    listed $34,500 Active
24. 2024-10-22
    listed $34,500 Active
25. 2010-12-06
    historical
26. 2010-11-23
    soldstatus $170,000
27. 2009-08-18
    soldstatus $5,000
28. 2009-08-18
    soldstatus $5,000
29. 2009-08-11
    historical
30. 2009-07-23
    listed $9,900
31. 2009-07-23
    listed $9,900
32. 2008-11-21
    soldstatus $3,725
33. 2008-11-21
    soldstatus $3,725
34. 2008-10-20
    historical
35. 2008-10-09
    listed $4,900
36. 2008-10-09
    listed $4,900
37. 2008-09-22
    historical
38. 2008-09-21
    historical
39. 2008-02-27
    listed $4,900
40. 2008-02-27
    listed $4,900
41. 2007-06-30
    historical
42. 2006-12-30
    listed $37,900
43. 2006-12-30
    listed $37,900
44. 2004-01-23
    soldstatus $25,800
45. 2003-12-29
    soldstatus $25,800
46. 2003-12-29
    soldstatus $25,800
47. 2003-11-21
    historical
48. 2003-11-03
    listed $29,900
49. 2003-11-03
    listed $29,900

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,340
• − Mortgage interest: −$3,473
• − Property taxes: −$1,151
• − Insurance: −$310
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,804
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $2,927/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): 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

+107.4% since first listed

49 events — show timeline

• 2026-04-23 Listed $62,000 MiRealSource-MiMLS
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-04-23 Listed $62,000 REALCOMP
• 2026-04-23 Listing Removed — REALCOMP
• 2025-06-18 Pending — MiRealSource-MiMLS
• 2025-06-18 Pending — REALCOMP
• 2025-05-31 Contingent — MiRealSource-MiMLS
• 2025-05-31 Contingent — REALCOMP
• 2025-05-31 Listing Removed — REALCOMP
• 2025-05-31 Listing Removed — MiRealSource-MiMLS
• 2025-05-03 Price Changed $64,900 MiRealSource-MiMLS
• 2025-05-03 Price Changed $64,900 REALCOMP
• 2025-04-04 Listed $69,900 REALCOMP
• 2025-04-04 Listed $69,900 MiRealSource-MiMLS
• 2024-12-02 Sold (MLS) $22,500 MiRealSource-MiMLS
• 2024-12-02 Sold (MLS) $22,500 REALCOMP
• 2024-11-18 Pending — MiRealSource-MiMLS
• 2024-11-18 Pending — REALCOMP
• 2024-11-13 Price Changed $25,900 MiRealSource-MiMLS
• 2024-11-13 Price Changed $25,900 REALCOMP
• 2024-10-29 Price Changed $29,500 MiRealSource-MiMLS
• 2024-10-28 Price Changed $29,500 REALCOMP
• 2024-10-22 Listed $34,500 MiRealSource-MiMLS
• 2024-10-22 Listed $34,500 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-11-23 Sold (Public Records) $170,000 Public Records
• 2009-08-18 Sold (MLS) $5,000 REALCOMP
• 2009-08-18 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2009-08-11 Listing Removed — MiRealSource-MiMLS
• 2009-07-23 Listed $9,900 REALCOMP
• 2009-07-23 Listed $9,900 MiRealSource-MiMLS
• 2008-11-21 Sold (MLS) $3,725 REALCOMP
• 2008-11-21 Sold (MLS) $3,725 MiRealSource-MiMLS
• 2008-10-20 Listing Removed — MiRealSource-MiMLS
• 2008-10-09 Listed $4,900 REALCOMP
• 2008-10-09 Listed $4,900 MiRealSource-MiMLS
• 2008-09-22 Listing Removed — REALCOMP
• 2008-09-21 Listing Removed — MiRealSource-MiMLS
• 2008-02-27 Listed $4,900 MiRealSource-MiMLS
• 2008-02-27 Listed $4,900 REALCOMP
• 2007-06-30 Listing Removed — MiRealSource-MiMLS
• 2006-12-30 Listed $37,900 MiRealSource-MiMLS
• 2006-12-30 Listed $37,900 REALCOMP
• 2004-01-23 Sold (Public Records) $25,800 Public Records
• 2003-12-29 Sold (MLS) $25,800 MiRealSource-MiMLS
• 2003-12-29 Sold (MLS) $25,800 REALCOMP
• 2003-11-21 Listing Removed — MiRealSource-MiMLS
• 2003-11-03 Listed $29,900 MiRealSource-MiMLS
• 2003-11-03 Listed $29,900 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $1,151 · +43.5% YoY. Source: county tax records.