1847 Barks St · Flint, MI 48503

$109,900

3 bd · 1.5 ba · 1,442 sqft · SingleFamily public records · 31 Days on market

Built 1956 6,098 sqft lot Est $136k · 19% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom ranch with the potential for a 4th bedroom in the finished basement, complete with a legal egress window. This home features 2 full bathrooms — one on the main level and one downstairs — along with a generously sized kitchen perfect for everyday living and entertaining. Step outside to enjoy the manageable backyard, ideal for pets, gatherings, or relaxing evenings, plus a detached 2-car garage for added convenience. Located in Flint and priced at just $129,900, this home offers incredible value and space. Don’t miss your chance — schedule your showing today before it’s gone!

Key facts

• Manageable backyard
• Finished basement
• Legal egress window

Tags

• FINISHED BASEMENT
• LEGAL EGRESS WINDOW
• GENEROUSLY SIZED KITCHEN
• MANAGEABLE BACKYARD
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Residential property in LAPEER PARK subdivision (cross streets: Lapeer / Lippincott)
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Finished area above grade and finished area below grade
• Exterior features: Lot dimensions approximately 50 x 115 x 50 x 115; Lot size about 0.14 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Basement present; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/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 $760 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 + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1956 — 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: 1.05% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $135,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 Seymour Ave	0.23mi	3/1.5	1,398 (-3%)	3mo	$35,000	$25	82
1917 Barks St	0.08mi	3/1.5	1,361 (-6%)	17mo	$85,000	$62	73
1826 Whittlesey St	0.06mi	3/1.0	1,642 (+14%)	2mo	$134,900	$82	71
2029 Mcavoy St	0.26mi	2/1.5 (-1)	1,516 (+5%)	12mo	$67,900	$45	65
2313 Brookside Dr	0.53mi	3/1.5	1,389 (-4%)	6mo	$127,000	$91	64
1930 Owen St	0.23mi	3/1.5	1,236 (-14%)	2mo	$129,900	$105	64
2017 Aitken Ave	0.41mi	2/1.5 (-1)	1,561 (+8%)	10mo	$20,000	$13	54
2122 Pierce St	0.66mi	2/1.5 (-1)	1,400 (-3%)	10mo	$139,900	$100	51
2126 Pierce St	0.66mi	4/2.0 (+1)	1,490 (+3%)	12mo	$139,900	$94	46
1005 Blanchard Ave	0.71mi	3/1.5	1,529 (+6%)	14mo	$150,000	$98	45
1415 Ridgelawn Ave	0.55mi	3/1.5	1,314 (-9%)	18mo	$137,000	$104	44
1010 Kensington Ave	0.69mi	3/2.0	1,537 (+7%)	20mo	$188,900	$123	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,806
• Equity at exit: $16,386

10-year hold

• IRR: 15.3%
• Equity multiple: 2.52×
• Total profit: $46,725
• Equity at exit: $9,502

Cash invested: $30,772 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $212

Break-even live

Break-even rent $888

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	1.02mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.28mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	13d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $109,900 Active 31 DOM
2. 2026-06-17
   days on market $109,900 Active 30 DOM
3. 2026-06-16
   days on market $109,900 Active 29 DOM
4. 2026-06-15
   days on market $109,900 Active 28 DOM
5. 2026-06-14
   days on market $109,900 Active 26 DOM
6. 2026-06-13
   days on market $109,900 Active 25 DOM
7. 2026-06-10
   pricedays on market $109,900 Active 23 DOM
8. 2026-06-09
   days on market $119,900 Active 22 DOM
9. 2026-06-09
   price $119,900 Active 21 DOM
10. 2026-06-08
    days on market $124,900 Active 21 DOM
11. 2026-06-07
    days on market $124,900 Active 20 DOM
12. 2026-06-05
    days on market $124,900 Active 17 DOM
13. 2026-06-03
    days on market $124,900 Active 16 DOM
14. 2026-06-02
    days on market $124,900 Active 15 DOM
15. 2026-06-01
    days on market $124,900 Active 14 DOM
16. 2026-05-31
    days on market $124,900 Active 13 DOM
17. 2026-05-30
    pricedays on market $124,900 Active 12 DOM
18. 2026-05-18
    listed $129,900 Active

    Show marketing remark (651 chars)

    Welcome home to this spacious 3-bedroom ranch with the potential for a 4th bedroom in the finished basement, complete with a legal egress window. This home features 2 full bathrooms — one on the main level and one downstairs — along with a generously sized kitchen perfect for everyday living and entertaining. Step outside to enjoy the manageable backyard, ideal for pets, gatherings, or relaxing evenings, plus a detached 2-car garage for added convenience. Located in Flint and priced at just $129,900, this home offers incredible value and space. Don’t miss your chance — schedule your showing today before it’s gone!

19. 2026-05-18
    listed $129,900 Active 651-char remark

    Show marketing remark (651 chars)

    Welcome home to this spacious 3-bedroom ranch with the potential for a 4th bedroom in the finished basement, complete with a legal egress window. This home features 2 full bathrooms — one on the main level and one downstairs — along with a generously sized kitchen perfect for everyday living and entertaining. Step outside to enjoy the manageable backyard, ideal for pets, gatherings, or relaxing evenings, plus a detached 2-car garage for added convenience. Located in Flint and priced at just $129,900, this home offers incredible value and space. Don’t miss your chance — schedule your showing today before it’s gone!

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$371/yr (+$31/mo · 39.0%)

ⓘ 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: $13,878
• − Mortgage interest: −$6,156
• − Property taxes: −$951
• − Insurance: −$550
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,197
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,354/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $129,900 REALCOMP
• 2026-05-18 Listed $129,900 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $951 · +1.6% YoY. Source: county tax records.