3360 Beecher Rd · Flint, MI 48532

$99,900

3 bd · 1.0 ba · 1,351 sqft · SingleFamily · 242 Days on market

Built 1950 1.77 ac lot Est $159k · 37% under ↓ 19% since listing

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

Key facts

• Large lot
• 1.77 acres
• Brick ranch

Tags

• BRICK RANCH
• 1.77 ACRES
• SPACIOUS 3 CAR GARAGE
• LARGE LOT

Property features AI

Finance

• Other: Residential property listed by REMAX Edge
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 3-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Lot approximately 200 x 386 (about 1.77 acres); Subdivision: SUPRVRS OF SOUTH RIVER TERRACE; Cross street area east of Calkins Rd / west of S Ballenger Hwy

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Fireplace in the living room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $60k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $159,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3360 Beecher Rd	0.00mi	3/1.0	1,351 (0%)	0mo	$66,000	$49	100
1216 River Birch Dr	0.32mi	3/2.0	1,298 (-4%)	8mo	$165,000	$127	68
3631 Ridgecliffe Dr	0.36mi	3/1.5	1,260 (-7%)	6mo	$173,000	$137	65
1043 Lask Dr	0.15mi	3/2.0	1,196 (-12%)	10mo	$165,900	$139	61
1068 S Graham Rd	0.54mi	3/1.0	1,440 (+7%)	5mo	$169,900	$118	60
3345 Ridgecliffe Dr	0.65mi	3/1.5	1,244 (-8%)	9mo	$118,000	$95	48
1137 S Graham Rd	0.60mi	3/1.5	1,518 (+12%)	3mo	$195,000	$128	47
1287 Maxson Rd	0.56mi	3/1.5	1,185 (-12%)	7mo	$23,000	$19	46
1396 S Graham Rd	0.70mi	2/1.5 (-1)	1,440 (+7%)	5mo	$159,000	$110	45
3087 Hatherly Ave	0.71mi	3/2.0	1,293 (-4%)	13mo	$39,900	$31	44
3193 Hatherly Ave	0.66mi	3/2.0	1,200 (-11%)	14mo	$90,000	$75	35
3357 Jacque St	0.54mi	3/2.5	1,501 (+11%)	18mo	$195,000	$130	35

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-56
• Equity at exit: $14,895

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $20,773
• Equity at exit: $8,638

Cash invested: $27,972 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $253

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.75mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.94mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.97mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.03mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.03mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.38mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	43d	1	1.41mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	1.47mi

Listing history 24 events

1. 2026-06-09
   status $99,900 Pending 242 DOM
2. 2026-06-08
   days on market $99,900 Active 242 DOM
3. 2026-06-07
   days on market $99,900 Active 241 DOM
4. 2026-06-05
   days on market $99,900 Active 238 DOM
5. 2026-06-02
   days on market $99,900 Active 236 DOM
6. 2026-06-01
   days on market $99,900 Active 235 DOM
7. 2026-05-31
   days on market $99,900 Active 234 DOM
8. 2026-05-30
   days on market $99,900 Active 233 DOM
9. 2026-05-19
   status Active

   Show marketing remark (325 chars)

   Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

10. 2026-05-19
    status Active 325-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

11. 2026-05-11
    historical Active Under Contract

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

12. 2026-05-11
    historical Accepting Backup Offers 325-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

13. 2026-03-19
    price $129,900 426-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

14. 2026-03-19
    price $129,900 325-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

15. 2026-03-18
    price $154,900 426-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

16. 2026-03-18
    price $154,900 325-char remark

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

17. 2026-03-18
    price $129,900

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

18. 2026-03-18
    price $129,900

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

19. 2026-03-18
    price $154,900

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

20. 2026-03-18
    price $154,900

    Show marketing remark (325 chars)

    Best Deal Around! Check out this all-Brick ranch on 1.77 acres in Flint Township! This 3-bedroom, 1 bath, 1,351 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. Seller says bring all offers

21. 2025-10-08
    listed $160,000 Active

    Show marketing remark (426 chars)

    1.77 acres in Flint Township! This 3 bedroom, 1 bath, 1,251 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. This home needs a lot of work and TLC. Home Being SOLD AS IS, WHERE IS, seller won't pay or make any repairs. Don’t miss your chance to make it yours. Schedule a showing today!

22. 2025-10-08
    listed $160,000 Active 325-char remark

    Show marketing remark (426 chars)

    1.77 acres in Flint Township! This 3 bedroom, 1 bath, 1,251 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. This home needs a lot of work and TLC. Home Being SOLD AS IS, WHERE IS, seller won't pay or make any repairs. Don’t miss your chance to make it yours. Schedule a showing today!

23. 2025-10-08
    listed $160,000 Active 426-char remark

    Show marketing remark (426 chars)

    1.77 acres in Flint Township! This 3 bedroom, 1 bath, 1,251 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. This home needs a lot of work and TLC. Home Being SOLD AS IS, WHERE IS, seller won't pay or make any repairs. Don’t miss your chance to make it yours. Schedule a showing today!

24. 2025-10-08
    listed $160,000 Active

    Show marketing remark (426 chars)

    1.77 acres in Flint Township! This 3 bedroom, 1 bath, 1,251 sq ft home features a spacious 3 car garage and plenty of room to enjoy both inside and out. With its large lot, this property offers the perfect balance of comfort and outdoor space. This home needs a lot of work and TLC. Home Being SOLD AS IS, WHERE IS, seller won't pay or make any repairs. Don’t miss your chance to make it yours. Schedule a showing today!

ⓘ 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 ≥96°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: $14,330
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,906
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,667/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 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

• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% 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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• 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

-18.8% since first listed

16 events — show timeline

• 2026-05-19 Relisted — REALCOMP
• 2026-05-19 Relisted — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-03-19 Price Changed $129,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $129,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $154,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $154,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $129,900 REALCOMP
• 2026-03-18 Price Changed $129,900 REALCOMP
• 2026-03-18 Price Changed $154,900 REALCOMP
• 2026-03-18 Price Changed $154,900 REALCOMP
• 2025-10-08 Listed $160,000 REALCOMP
• 2025-10-08 Listed $160,000 MiRealSource-MiMLS
• 2025-10-08 Listed $160,000 MiRealSource-MiMLS
• 2025-10-08 Listed $160,000 REALCOMP