925 Leland St · Flint, MI 48507

$60,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 65 Days on market

Built 1949 7,405 sqft lot Est $84k · 28% under

---

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
• 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

Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

Key facts

• 7,405 sq ft lot
• Built 1949
• Listed 65 days

Property features AI

Finance

• Other: Residential property
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation; Built area above grade: 1,114 finished square feet
• Exterior features: Lot in ATHERTON PARK subdivision; Cross streets: Atherton Rd and Fenton Rd

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; 3 total rooms

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$83,550) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% 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.
• 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; 7 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 $415 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 32y ago; this cycle's ask is 4515% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $27k; list at $60k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $83,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3902 Brunswick Ave	0.07mi	3/2.0	1,128 (+1%)	2mo	$123,000	$109	89
939 Ingleside Ave	0.25mi	3/1.0	1,144 (+3%)	1mo	$74,999	$66	83
612 Alvord Ave	0.40mi	3/1.0	1,082 (-3%)	4mo	$76,500	$71	73
1418 Blueberry Ln	0.39mi	3/1.0	1,045 (-6%)	4mo	$78,000	$75	68
1186 E Decamp St	0.57mi	3/1.0	1,100 (-1%)	4mo	$84,000	$76	68
1405 Vermilya Ave	0.47mi	4/2.0 (+1)	1,152 (+3%)	0mo	$55,000	$48	63
825 Vermilya Ave	0.32mi	4/1.0 (+1)	1,020 (-8%)	3mo	$30,000	$29	63
912 Markham St	0.32mi	2/1.0 (-1)	1,020 (-8%)	4mo	$71,000	$70	63
737 Campbell St	0.22mi	3/1.0	947 (-15%)	4mo	$84,700	$89	61
727 Waldman Ave	0.28mi	3/1.0	956 (-14%)	5mo	$79,600	$83	59
1902 Crestbrook Ln	0.55mi	3/1.0	969 (-13%)	1mo	$111,000	$115	52
1514 Vermilya Ave	0.54mi	2/1.0 (-1)	952 (-14%)	0mo	$66,000	$69	46

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: 12.3%
• Equity multiple: 1.47×
• Total profit: $7,897
• Equity at exit: $8,946

10-year hold

• IRR: 18.5%
• Equity multiple: 2.31×
• Total profit: $22,064
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$315
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $322

Break-even live

Break-even rent $605

Max offer price $60,000

Occupancy floor 63%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.19mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.19mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.45mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.54mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	43d	1	1.23mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.35mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	1.44mi

Listing history 42 events

1. 2026-06-18
   days on market $60,000 Active 65 DOM
2. 2026-06-17
   days on market $60,000 Active 64 DOM
3. 2026-06-16
   days on market $60,000 Active 63 DOM
4. 2026-06-15
   pricedays on market $60,000 Active 62 DOM
5. 2026-06-14
   days on market $65,000 Active 60 DOM
6. 2026-06-13
   days on market $65,000 Active 59 DOM
7. 2026-06-10
   days on market $65,000 Active 57 DOM
8. 2026-06-09
   days on market $65,000 Active 56 DOM
9. 2026-06-08
   days on market $65,000 Active 55 DOM
10. 2026-06-07
    days on market $65,000 Active 54 DOM
11. 2026-06-05
    days on market $65,000 Active 51 DOM
12. 2026-06-03
    days on market $65,000 Active 50 DOM
13. 2026-06-02
    days on market $65,000 Active 49 DOM
14. 2026-06-01
    days on market $65,000 Active 48 DOM
15. 2026-05-31
    days on market $65,000 Active 47 DOM
16. 2026-05-30
    days on market $65,000 Active 46 DOM
17. 2026-04-27
    price $65,000 364-char remark

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

18. 2026-04-27
    status Active

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

19. 2026-04-27
    price $65,000

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

20. 2026-04-27
    status Active 364-char remark

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

21. 2026-04-02
    price $1,200
22. 2026-04-01
    historical 364-char remark

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

23. 2026-03-27
    listed $1,300
24. 2026-03-19
    listed $70,000 Active 364-char remark

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

25. 2026-03-19
    listed $70,000 Active

    Show marketing remark (364 chars)

    Freshly updated Flint rental-ready home! 925 Leland features 3 bedrooms plus a bonus room that can be used as a 4th bedroom/office, along with new flooring throughout, newer carpet, fresh interior paint, and a new electrical box. Great opportunity for an investor currently rented at $1200 per month showings only after an accepted offer. Do not disturb the tenant

26. 2023-05-01
    soldstatus $27,000 Sold 203-char remark

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

27. 2023-05-01
    soldstatus $27,000 Closed

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

28. 2023-04-19
    status Pending

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

29. 2023-04-19
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

30. 2023-04-19
    listed $34,900 Active 203-char remark

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

31. 2023-04-19
    historical

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

32. 2023-04-19
    historical

    Show marketing remark (203 chars)

    Do not disturb the tenants. Part of a 7 package deal for a discount. 3 bedrooms 1 bath on a crawl. Tenant currently paying $600 a month. Potential for rent increase 48 hours notice for showings. BATVAIM

33. 2023-03-01
    listed $34,900 Active
34. 2023-03-01
    listed $34,900 Active
35. 2023-03-01
    listed $34,900 Active
36. 2022-11-10
    soldstatus $67,500
37. 2001-11-26
    soldstatus $21,500
38. 1994-08-31
    soldstatus $33,000
39. 1994-08-31
    soldstatus $33,000
40. 1994-08-24
    historical
41. 1994-04-09
    listed $32,900
42. 1994-04-09
    listed $32,900

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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: $12,160
• − Mortgage interest: −$3,361
• − Property taxes: −$1,661
• − Insurance: −$300
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,745
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,114/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

+97.6% since first listed

26 events — show timeline

• 2026-04-27 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-27 Relisted — REALCOMP
• 2026-04-27 Price Changed $65,000 REALCOMP
• 2026-04-27 Relisted — MiRealSource-MiMLS
• 2026-04-02 Price Changed $1,200 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-27 Listed for Rent $1,300 REALCOMP
• 2026-03-19 Listed $70,000 REALCOMP
• 2026-03-19 Listed $70,000 MiRealSource-MiMLS
• 2023-05-01 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2023-05-01 Sold (MLS) $27,000 REALCOMP
• 2023-04-19 Pending — MiRealSource-MiMLS
• 2023-04-19 Pending — REALCOMP
• 2023-04-19 Listing Removed — MiRealSource-MiMLS
• 2023-04-19 Listing Removed — REALCOMP
• 2023-04-19 Listed $34,900 REALCOMP
• 2023-03-01 Listed $34,900 MiRealSource-MiMLS
• 2023-03-01 Listed $34,900 MiRealSource-MiMLS
• 2023-03-01 Listed $34,900 REALCOMP
• 2022-11-10 Sold (Public Records) $67,500 Public Records
• 2001-11-26 Sold (Public Records) $21,500 Public Records
• 1994-08-31 Sold (MLS) $33,000 MiRealSource-MiMLS
• 1994-08-31 Sold (MLS) $33,000 REALCOMP
• 1994-08-24 Listing Removed — MiRealSource-MiMLS
• 1994-04-09 Listed $32,900 MiRealSource-MiMLS
• 1994-04-09 Listed $32,900 REALCOMP

Property tax history

+6.0%/yr

Latest (2025): $1,661 · -2.8% YoY. Source: county tax records.