5107 Winsford By St · Flint, MI 48506

$48,000

4 bd · 1.5 ba · 1,159 sqft · SingleFamily public records · 39 Days on market

Built 1971 6,098 sqft lot Est $76k · 37% under ↓ 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for Investor or Firstime Buyer! Don't miss out on this 3 bed 2 full bath, move in ready remodeled home. Tons of upgrades including new furnace, new flooring & paint throughout. Agents to verify all information and must be present for all showings and inspections.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1971

Property features AI

Finance

• Other: Approximately 1,159 square feet above grade; Lot about 0.14 acre (6,098 sq ft)
• HOA & community: Homeowners association present

Exterior

• Parking: Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom with fireplace
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Eat-in kitchen; Fireplace in the master bedroom; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $48k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.58% ✓
• Cap rate: 20.03%
• Cash-on-cash: 49.07%
• DSCR: 3.18
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $76,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 Gamma Ln	0.23mi	3/1.0 (-1)	1,152 (-1%)	4mo	$43,000	$37	78
2909 E Pierson Rd	0.03mi	3/1.0 (-1)	1,025 (-12%)	2mo	$23,500	$23	70
2910 Hampstead Dr	0.35mi	3/1.5 (-1)	1,105 (-5%)	6mo	$109,900	$99	66
4907 Delta Dr	0.18mi	3/1.5 (-1)	1,008 (-13%)	2mo	$50,000	$50	63
3299 E Pierson Rd	0.39mi	3/2.0 (-1)	1,100 (-5%)	4mo	$127,000	$115	63
2825 Eaton Pl	0.09mi	3/1.0 (-1)	985 (-15%)	2mo	$35,000	$36	62
2727 Eaton Pl	0.17mi	3/1.0 (-1)	1,000 (-14%)	1mo	$88,500	$89	62
2806 Epsilon Trl	0.25mi	3/1.0 (-1)	1,018 (-12%)	1mo	$92,000	$90	60
2802 Eaton Pl	0.12mi	3/1.0 (-1)	985 (-15%)	4mo	$40,000	$41	59
2710 Eaton Pl	0.20mi	3/1.0 (-1)	995 (-14%)	4mo	$57,000	$57	57
5220 Western Rd	0.22mi	3/1.0 (-1)	986 (-15%)	6mo	$65,000	$66	53
3291 Drexel Ave	0.74mi	3/1.0 (-1)	1,089 (-6%)	0mo	$125,000	$115	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.03×
• Total profit: $27,303
• Equity at exit: $7,157

10-year hold

• IRR: 52.5%
• Equity multiple: 6.15×
• Total profit: $69,167
• Equity at exit: $4,150

Cash invested: $13,440 (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 48506

• Active inventory: 202
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $550

Break-even live

Break-even rent $544

Max offer price $48,000

Occupancy floor 51%

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: $12,000
• Closing costs: $1,440
• 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	43d	1	1.09mi

Listing history 28 events

1. 2026-06-18
   days on market $48,000 Active 39 DOM
2. 2026-06-17
   days on market $48,000 Active 38 DOM
3. 2026-06-16
   days on market $48,000 Active 37 DOM
4. 2026-06-15
   days on market $48,000 Active 36 DOM
5. 2026-06-14
   days on market $48,000 Active 34 DOM
6. 2026-06-13
   pricedays on market $48,000 Active 33 DOM
7. 2026-06-10
   days on market $53,000 Active 31 DOM
8. 2026-06-09
   days on market $53,000 Active 30 DOM
9. 2026-06-08
   days on market $53,000 Active 29 DOM
10. 2026-06-07
    days on market $53,000 Active 28 DOM
11. 2026-06-05
    days on market $53,000 Active 25 DOM
12. 2026-06-03
    days on market $53,000 Active 24 DOM
13. 2026-06-02
    remarks 288-char remark
14. 2026-06-02
    days on market $53,000 Active 23 DOM
15. 2026-06-01
    days on market $53,000 Active 22 DOM
16. 2026-05-31
    days on market $53,000 Active 21 DOM
17. 2026-05-30
    days on market $53,000 Active 20 DOM
18. 2026-05-20
    price $53,000 287-char remark

    Show marketing remark (287 chars)

    Great opportunity for Investor or Firstime Buyer! Don't miss out on this 3 bed 2 full bath, move in ready remodeled home. Tons of upgrades including new furnace, new flooring & paint throughout. Agents to verify all information and must be present for all showings and inspections.

19. 2026-05-19
    price $53,000
20. 2026-05-10
    listed $60,000 Active

    Show marketing remark (287 chars)

    Great opportunity for Investor or Firstime Buyer! Don't miss out on this 3 bed 2 full bath, move in ready remodeled home. Tons of upgrades including new furnace, new flooring & paint throughout. Agents to verify all information and must be present for all showings and inspections.

21. 2026-05-10
    listed $60,000 Active 287-char remark

    Show marketing remark (287 chars)

    Great opportunity for Investor or Firstime Buyer! Don't miss out on this 3 bed 2 full bath, move in ready remodeled home. Tons of upgrades including new furnace, new flooring & paint throughout. Agents to verify all information and must be present for all showings and inspections.

22. 2019-07-31
    soldstatus $17,000 Sold 150-char remark

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

23. 2019-07-31
    soldstatus $17,000 Closed

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

24. 2019-07-15
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

25. 2019-07-15
    status Pending

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

26. 2019-04-18
    listed $25,000 Active 150-char remark

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

27. 2019-04-18
    listed $25,000 Active

    Show marketing remark (150 chars)

    Newly updated 3 bedroom, 1.5 bath home has new carpet throughout, Dishwasher, a fireplace in the Master Bed, a Michigan Basement, and security system.

28. 2005-07-22
    soldstatus $72,000

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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: $14,874
• − Mortgage interest: −$2,689
• − Property taxes: −$1,895
• − Insurance: −$240
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,396
• Taxable income: $6,274
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,089/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

-26.4% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $53,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $53,000 REALCOMP
• 2026-05-10 Listed $60,000 REALCOMP
• 2026-05-10 Listed $60,000 MiRealSource-MiMLS
• 2019-07-31 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2019-07-31 Sold (MLS) $17,000 REALCOMP
• 2019-07-15 Pending — REALCOMP
• 2019-07-15 Pending — MiRealSource-MiMLS
• 2019-04-18 Listed $25,000 MiRealSource-MiMLS
• 2019-04-18 Listed $25,000 REALCOMP
• 2005-07-22 Sold (Public Records) $72,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,895 · +1.9% YoY. Source: county tax records.