5206 Branch Rd · Flint, MI 48506

$129,900

3 bd · 1.0 ba · 1,012 sqft · SingleFamily · 7 Days on market

Built 1940 0.72 ac lot Est $157k · 17% 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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow Check out this beautiful 3 bedroom, 1 bath Cape Cod style 1½ story home located on a spacious 0.72 acre corner lot. Surrounded by thousands of acres of Genesee County Parkland and trails. The home features a kitchen with a screened porch/sunroom just off the back, a basement offering additional storage or workspace, and great garage space with a 2-car garage plus an additional 1 car garage/shed with loft. Recent updates include a new roof in 2020, water heater in 2021, and well pump in 2023. Don’t miss your opportunity to see this property! Schedule your showing today!

Key facts

• Great garage space
• Water heater
• Well pump

Tags

• SPACIOUS CORNER LOT
• KITCHEN WITH SCREENED PORCH
• GREAT GARAGE SPACE
• NEW ROOF
• WATER HEATER
• WELL PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $112k (13.8% below list).
• Recommended offer: $112k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $24k; list at $130k implies a 441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,027 (13.8% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.86% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $156,860
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5206 Branch Rd	0.00mi	3/1.0	1,012 (0%)	0mo	$138,500	$137	100
5190 Branch Rd	0.03mi	3/1.0	1,100 (+9%)	2mo	$160,000	$145	82
5400 N Center Rd	0.60mi	2/1.0 (-1)	957 (-5%)	6mo	$224,900	$235	53
4098 E Carpenter Rd	0.67mi	3/1.0	968 (-4%)	13mo	$150,000	$155	51

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-18,291
• Equity at exit: $19,369

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-12,424
• Equity at exit: $11,231

Cash invested: $36,372 (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: 204
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $44

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $117	-5% $80	+0% $44	+5% $7	+10% $-30
Rent	-10% $-45	-5% $-1	+0% $44	+5% $88	+10% $132
Rate	-1.0pp $109	-0.5pp $77	base $44	+0.5pp $10	+1.0pp $-24

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: $32,475
• Closing costs: $3,897
• 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	45d	1	1.35mi

Listing history 13 events

1. 2026-04-23
   status Pending

   Show marketing remark (592 chars)

   Wow Check out this beautiful 3 bedroom, 1 bath Cape Cod style 1½ story home located on a spacious 0.72 acre corner lot. Surrounded by thousands of acres of Genesee County Parkland and trails. The home features a kitchen with a screened porch/sunroom just off the back, a basement offering additional storage or workspace, and great garage space with a 2-car garage plus an additional 1 car garage/shed with loft. Recent updates include a new roof in 2020, water heater in 2021, and well pump in 2023. Don’t miss your opportunity to see this property! Schedule your showing today!

2. 2026-04-23
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Wow Check out this beautiful 3 bedroom, 1 bath Cape Cod style 1½ story home located on a spacious 0.72 acre corner lot. Surrounded by thousands of acres of Genesee County Parkland and trails. The home features a kitchen with a screened porch/sunroom just off the back, a basement offering additional storage or workspace, and great garage space with a 2-car garage plus an additional 1 car garage/shed with loft. Recent updates include a new roof in 2020, water heater in 2021, and well pump in 2023. Don’t miss your opportunity to see this property! Schedule your showing today!

3. 2026-04-16
   listed $129,900 Active

   Show marketing remark (592 chars)

   Wow Check out this beautiful 3 bedroom, 1 bath Cape Cod style 1½ story home located on a spacious 0.72 acre corner lot. Surrounded by thousands of acres of Genesee County Parkland and trails. The home features a kitchen with a screened porch/sunroom just off the back, a basement offering additional storage or workspace, and great garage space with a 2-car garage plus an additional 1 car garage/shed with loft. Recent updates include a new roof in 2020, water heater in 2021, and well pump in 2023. Don’t miss your opportunity to see this property! Schedule your showing today!

4. 2026-04-16
   listed $129,900 Active 592-char remark

   Show marketing remark (592 chars)

   Wow Check out this beautiful 3 bedroom, 1 bath Cape Cod style 1½ story home located on a spacious 0.72 acre corner lot. Surrounded by thousands of acres of Genesee County Parkland and trails. The home features a kitchen with a screened porch/sunroom just off the back, a basement offering additional storage or workspace, and great garage space with a 2-car garage plus an additional 1 car garage/shed with loft. Recent updates include a new roof in 2020, water heater in 2021, and well pump in 2023. Don’t miss your opportunity to see this property! Schedule your showing today!

5. 2011-07-12
   soldstatus $24,000 717-char remark

   Show marketing remark (717 chars)

   Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

6. 2011-07-12
   soldstatus $24,000

   Show marketing remark (717 chars)

   Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

7. 2011-07-12
   soldstatus $24,000

   Show marketing remark (717 chars)

   Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

8. 2011-07-12
   soldstatus $24,000

   Show marketing remark (717 chars)

   Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

9. 2011-05-09
   historical 717-char remark

   Show marketing remark (717 chars)

   Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

10. 2011-03-07
    listed $27,500 717-char remark

    Show marketing remark (717 chars)

    Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

11. 2011-03-07
    listed $27,500

    Show marketing remark (717 chars)

    Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

12. 2011-03-07
    listed $31,500

    Show marketing remark (717 chars)

    Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

13. 2011-03-07
    listed $31,500

    Show marketing remark (717 chars)

    Loads of potential! Charming 1.5 story with endless possibilities. 3 Bedrooms, open floor plan & basement. Home needs TLC. Located on a nice sized lot with mature trees and a 2 car garage. This is a Fannie Mae HomePath property. This property is approved for HomePath renovation mortgage financing. Fannie Mae First Look Program - No Investor Offers Until Home Has Been Listed For 16 Days. Owner occupants purchasing a HomePath property can receive up to 3.5% of the final sales price to be used toward closing cost assistance. Buyer incentive must be requested at the initial offer submission. Initial offer must be submitted on or after April 11, 2011. The property sale must close on or before June 30, 2011.

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: +$364/yr (+$30/mo · 28.6%)

ⓘ 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 · 14 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: $13,443
• − Mortgage interest: −$7,276
• − Property taxes: −$1,273
• − Insurance: −$650
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,779
• Taxable loss: −$1,686
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $928/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: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 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): 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

+372.4% since first listed

13 events — show timeline

• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-16 Listed $129,900 REALCOMP
• 2026-04-16 Listed $129,900 MiRealSource-MiMLS
• 2011-07-12 Sold (MLS) $24,000 REALCOMP
• 2011-07-12 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2011-07-12 Sold (MLS) $24,000 REALCOMP
• 2011-07-12 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2011-05-09 Listing Removed — MiRealSource-MiMLS
• 2011-03-07 Listed $31,500 REALCOMP
• 2011-03-07 Listed $31,500 MiRealSource-MiMLS
• 2011-03-07 Listed $27,500 REALCOMP
• 2011-03-07 Listed $27,500 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $1,273 · -0.8% YoY. Source: county tax records.