5114 Reid Rd · Flint, MI 48473

$224,999

4 bd · 1.0 ba · 1,848 sqft · SingleFamily · 3 Days on market

Built 1968 4.88 ac lot Est $281k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in Swartz Creek! This beautifully updated 4-bedroom ranch is situated on 5 sprawling acres, offering the perfect blend of modern comfort and country freedom. The interior features a fresh, contemporary feel with brand-new flooring throughout the kitchen and hallway, complemented by sleek new kitchen cabinets and a full suite of appliances that stay with the home. Significant "big-ticket" updates provide ultimate peace of mind, including a brand-new water heater (2025), a whole-house generator (2023), and a newer roof (2018). The vast acreage provides endless possibilities for outdoor recreation, gardening, or future outbuildings while maintaining the privacy of rural living. Move right in and enjoy this turn-key property that balances quiet country life with modern reliability.

Key facts

• 4.88 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $45 ($538/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 $191k (15.3% below list).
• Recommended offer: $191k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $190,514 (15.3% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $280,896
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5114 Reid Rd	0.00mi	4/1.0	1,848 (0%)	1mo	$225,000	$122	99
7126 Linden Rd	0.35mi	3/2.0 (-1)	1,858 (+0%)	16mo	$319,000	$172	60
4439 Bridgeman Trl	0.42mi	3/1.5 (-1)	1,852 (+0%)	18mo	$177,250	$96	58
7077 Rivertown Rd	0.60mi	3/1.5 (-1)	1,696 (-8%)	0mo	$280,000	$165	51
4438 Bridgeman Trl	0.40mi	3/1.0 (-1)	1,632 (-12%)	10mo	$230,000	$141	48
4357 Reid Rd	0.54mi	3/1.5 (-1)	1,692 (-8%)	13mo	$220,100	$130	43
5036 Wyndemere	0.67mi	3/2.0 (-1)	1,730 (-6%)	21mo	$395,000	$228	32
4384 Regency Rd	0.55mi	3/1.5 (-1)	1,628 (-12%)	23mo	$275,000	$169	29
5449 Wyndemere Sq	0.52mi	3/2.5 (-1)	2,098 (+14%)	20mo	$318,000	$152	26

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-33,633
• Equity at exit: $33,548

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-25,729
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $45

Break-even live

Break-even rent $1,848

Max offer price $224,999

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $109	+0% $45	+5% $-19	+10% $-83
Rent	-10% $-106	-5% $-30	+0% $45	+5% $120	+10% $195
Rate	-1.0pp $158	-0.5pp $102	base $45	+0.5pp $-13	+1.0pp $-73

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-21
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Rare opportunity in Swartz Creek! This beautifully updated 4-bedroom ranch is situated on 5 sprawling acres, offering the perfect blend of modern comfort and country freedom. The interior features a fresh, contemporary feel with brand-new flooring throughout the kitchen and hallway, complemented by sleek new kitchen cabinets and a full suite of appliances that stay with the home. Significant "big-ticket" updates provide ultimate peace of mind, including a brand-new water heater (2025), a whole-house generator (2023), and a newer roof (2018). The vast acreage provides endless possibilities for outdoor recreation, gardening, or future outbuildings while maintaining the privacy of rural living. Move right in and enjoy this turn-key property that balances quiet country life with modern reliability.

2. 2026-04-21
   status Pending

   Show marketing remark (815 chars)

   Rare opportunity in Swartz Creek! This beautifully updated 4-bedroom ranch is situated on 5 sprawling acres, offering the perfect blend of modern comfort and country freedom. The interior features a fresh, contemporary feel with brand-new flooring throughout the kitchen and hallway, complemented by sleek new kitchen cabinets and a full suite of appliances that stay with the home. Significant "big-ticket" updates provide ultimate peace of mind, including a brand-new water heater (2025), a whole-house generator (2023), and a newer roof (2018). The vast acreage provides endless possibilities for outdoor recreation, gardening, or future outbuildings while maintaining the privacy of rural living. Move right in and enjoy this turn-key property that balances quiet country life with modern reliability.

3. 2026-04-17
   listed $224,999 Active 815-char remark

   Show marketing remark (815 chars)

   Rare opportunity in Swartz Creek! This beautifully updated 4-bedroom ranch is situated on 5 sprawling acres, offering the perfect blend of modern comfort and country freedom. The interior features a fresh, contemporary feel with brand-new flooring throughout the kitchen and hallway, complemented by sleek new kitchen cabinets and a full suite of appliances that stay with the home. Significant "big-ticket" updates provide ultimate peace of mind, including a brand-new water heater (2025), a whole-house generator (2023), and a newer roof (2018). The vast acreage provides endless possibilities for outdoor recreation, gardening, or future outbuildings while maintaining the privacy of rural living. Move right in and enjoy this turn-key property that balances quiet country life with modern reliability.

4. 2026-04-17
   listed $224,999 Active

   Show marketing remark (815 chars)

   Rare opportunity in Swartz Creek! This beautifully updated 4-bedroom ranch is situated on 5 sprawling acres, offering the perfect blend of modern comfort and country freedom. The interior features a fresh, contemporary feel with brand-new flooring throughout the kitchen and hallway, complemented by sleek new kitchen cabinets and a full suite of appliances that stay with the home. Significant "big-ticket" updates provide ultimate peace of mind, including a brand-new water heater (2025), a whole-house generator (2023), and a newer roof (2018). The vast acreage provides endless possibilities for outdoor recreation, gardening, or future outbuildings while maintaining the privacy of rural living. Move right in and enjoy this turn-key property that balances quiet country life with modern reliability.

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$613/yr (+$51/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,862
• − Mortgage interest: −$12,603
• − Property taxes: −$2,239
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$6,545
• Taxable loss: −$3,309
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $1,332/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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 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

+0.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-04-17 Listed $224,999 REALCOMP
• 2026-04-17 Listed $224,999 MiRealSource-MiMLS

Property tax history

+4.3%/yr

Latest (2025): $2,239 · +2.4% YoY. Source: county tax records.