1506 Blueberry Ln · Flint, MI 48507

$89,500

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 38 Days on market

Built 1954 5,227 sqft lot Est $81k · 11% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this 3-bedroom, 1-bath home offers plenty of finished living space. The main floor features original hardwood floors throughout with 2 bedrooms plus a large bedroom upstairs. The basement adds an additional 336 square feet of finished flexible space, perfect for a family room, home office, or extra living area. The fully remodeled and updated full bathroom is a highlight, with modern finishes and excellent functionality. Additional features include a detached garage for parking and storage, plus a fully fenced backyard ideal for pets, outdoor entertaining, or relaxation. This solid, well-maintained home is turn-key and ready for immediate occupancy. It presents an excellent opportunity for first-time buyers or anyone seeking an affordable home with classic character and thoughtful updates. Schedule your private showing today and discover everything this gem has to offer!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Paved road access; Lot roughly 50 x 100 (0.12 acre); Subdivision: GREENBROOK

Exterior

• Parking: Detached garage facing front; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer; Connected to natural gas
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Block foundation; Aluminum siding; Built area above grade: 1,222 (reported); Finished below-grade area: 336 (reported)
• Exterior features: Covered porch; Porch; Fenced backyard

Interior

• Kitchen: Dishwasher; Free-standing gas oven and range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Dishwasher; Free-standing gas oven and range; Finished full basement with sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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 leasing fast (median 14d on market — plan ~1-2 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 $619 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 795% 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1954 — 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: 1.13% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $80,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Crestbrook Ln	0.12mi	3/1.5	1,240 (+2%)	5mo	$100,000	$81	86
1212 Crawford St	0.17mi	3/1.5	1,281 (+5%)	5mo	$50,000	$39	78
1418 Blueberry Ln	0.04mi	3/1.0	1,045 (-14%)	4mo	$78,000	$75	70
4302 Huckleberry Ln	0.20mi	3/1.0	1,366 (+12%)	2mo	$32,500	$24	69
939 Ingleside Ave	0.42mi	3/1.0	1,144 (-6%)	1mo	$74,999	$66	68
4518 Huckleberry Ln	0.30mi	3/1.5	1,319 (+8%)	6mo	$69,090	$52	66
1405 Vermilya Ave	0.37mi	4/2.0 (+1)	1,152 (-6%)	0mo	$55,000	$48	64
1228 Leland St	0.17mi	3/1.0	1,047 (-14%)	5mo	$67,500	$64	64
3902 Brunswick Ave	0.47mi	3/2.0	1,128 (-8%)	2mo	$123,000	$109	59
4202 Park Forest Dr	0.66mi	2/1.5 (-1)	1,280 (+5%)	2mo	$73,900	$58	53
3507 Briarwood Dr	0.37mi	3/1.5	1,400 (+15%)	4mo	$119,000	$85	53
1902 Rockcreek Ln	0.53mi	3/1.5	1,400 (+15%)	1mo	$111,000	$79	48

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-5,258
• Equity at exit: $13,345

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-274
• Equity at exit: $7,738

Cash invested: $25,060 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $191

Break-even live

Break-even rent $767

Max offer price $89,500

Occupancy floor 76%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.27mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.51mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.58mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.72mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $89,500 Active 38 DOM
2. 2026-06-17
   days on market $89,500 Active 37 DOM
3. 2026-06-16
   days on market $89,500 Active 36 DOM
4. 2026-06-15
   days on market $89,500 Active 35 DOM
5. 2026-06-14
   days on market $89,500 Active 33 DOM
6. 2026-06-13
   days on market $89,500 Active 32 DOM
7. 2026-06-10
   days on market $89,500 Active 30 DOM
8. 2026-06-09
   days on market $89,500 Active 29 DOM
9. 2026-06-08
   days on market $89,500 Active 28 DOM
10. 2026-06-07
    days on market $89,500 Active 27 DOM
11. 2026-06-05
    days on market $89,500 Active 24 DOM
12. 2026-06-03
    days on market $89,500 Active 23 DOM
13. 2026-06-02
    days on market $89,500 Active 22 DOM
14. 2026-06-01
    days on market $89,500 Active 21 DOM
15. 2026-05-31
    days on market $89,500 Active 20 DOM
16. 2026-05-30
    days on market $89,500 Active 19 DOM
17. 2026-05-12
    listed $95,000 Active 911-char remark

    Show marketing remark (911 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home offers plenty of finished living space. The main floor features original hardwood floors throughout with 2 bedrooms plus a large bedroom upstairs. The basement adds an additional 336 square feet of finished flexible space, perfect for a family room, home office, or extra living area. The fully remodeled and updated full bathroom is a highlight, with modern finishes and excellent functionality. Additional features include a detached garage for parking and storage, plus a fully fenced backyard ideal for pets, outdoor entertaining, or relaxation. This solid, well-maintained home is turn-key and ready for immediate occupancy. It presents an excellent opportunity for first-time buyers or anyone seeking an affordable home with classic character and thoughtful updates. Schedule your private showing today and discover everything this gem has to offer!

18. 2026-05-12
    listed $95,000 Active

    Show marketing remark (911 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home offers plenty of finished living space. The main floor features original hardwood floors throughout with 2 bedrooms plus a large bedroom upstairs. The basement adds an additional 336 square feet of finished flexible space, perfect for a family room, home office, or extra living area. The fully remodeled and updated full bathroom is a highlight, with modern finishes and excellent functionality. Additional features include a detached garage for parking and storage, plus a fully fenced backyard ideal for pets, outdoor entertaining, or relaxation. This solid, well-maintained home is turn-key and ready for immediate occupancy. It presents an excellent opportunity for first-time buyers or anyone seeking an affordable home with classic character and thoughtful updates. Schedule your private showing today and discover everything this gem has to offer!

19. 2026-05-11
    historical $95,000 911-char remark

    Show marketing remark (911 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home offers plenty of finished living space. The main floor features original hardwood floors throughout with 2 bedrooms plus a large bedroom upstairs. The basement adds an additional 336 square feet of finished flexible space, perfect for a family room, home office, or extra living area. The fully remodeled and updated full bathroom is a highlight, with modern finishes and excellent functionality. Additional features include a detached garage for parking and storage, plus a fully fenced backyard ideal for pets, outdoor entertaining, or relaxation. This solid, well-maintained home is turn-key and ready for immediate occupancy. It presents an excellent opportunity for first-time buyers or anyone seeking an affordable home with classic character and thoughtful updates. Schedule your private showing today and discover everything this gem has to offer!

20. 2018-02-21
    soldstatus $10,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,283 · $107/mo
• Expected delta: +$95/yr (+$8/mo · 8.0%)

ⓘ 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: $12,108
• − Mortgage interest: −$5,013
• − Property taxes: −$1,188
• − Insurance: −$448
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,604
• Taxable income: $918
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,077/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

+850.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $95,000 MiRealSource-MiMLS
• 2026-05-12 Listed $95,000 REALCOMP
• 2026-05-11 Coming Soon $95,000 MiRealSource-MiMLS
• 2018-02-21 Sold (Public Records) $10,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,188 · +1.7% YoY. Source: county tax records.