1121 W Boatfield Ave · Flint, MI 48507

$64,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 54 Days on market

Built 1950 4,356 sqft lot Est $83k · 23% under

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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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Listed by HamadyRobinson, REALTORS®
• HOA & community: Homeowners association present; Subdivision: FENTONLAWN; Cross streets: Bristol Rd / Fenton Rd

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 900 square feet above grade
• Exterior features: Lot approximately 0.1 acre with dimensions 45 x 100 x 45 x 101

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $64k).
• Recommended offer: $62k (3.0% 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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $442 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $64k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1950 — 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: 1.53% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $82,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1081 W Parkwood Ave	0.12mi	3/1.0 (+1)	900 (0%)	9mo	$48,500	$54	82
1096 W Buder Ave	0.18mi	3/1.0 (+1)	906 (+1%)	10mo	$80,000	$88	77
4076 Carmanwood Dr	0.30mi	2/1.0	925 (+3%)	12mo	$125,000	$135	71
1446 Stephens Ave	0.74mi	2/1.0	884 (-2%)	2mo	$110,000	$124	61
1029 Boatfield Ave	0.17mi	2/1.0	770 (-14%)	11mo	$99,000	$129	59
4243 Moulton Dr	0.62mi	2/1.0	864 (-4%)	8mo	$155,000	$179	58
1119 W Decamp St	0.43mi	1/1.0 (-1)	961 (+7%)	8mo	$88,600	$92	57
4172 Fenton Rd	0.30mi	1/1.0 (-1)	819 (-9%)	11mo	$14,200	$17	57
3415 Hull Ave	0.39mi	2/1.0	1,028 (+14%)	7mo	$44,500	$43	52
1165 Carman St	0.66mi	2/1.0	852 (-5%)	11mo	$75,001	$88	51
3312 Renault Dr	0.58mi	3/1.0 (+1)	988 (+10%)	3mo	$185,000	$187	49
1039 Markham St	0.70mi	2/1.0	770 (-14%)	6mo	$13,000	$17	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.61×
• Total profit: $10,847
• Equity at exit: $9,543

10-year hold

• IRR: 22.1%
• Equity multiple: 2.64×
• Total profit: $29,317
• Equity at exit: $5,534

Cash invested: $17,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $379

Break-even live

Break-even rent $503

Max offer price $64,000

Occupancy floor 56%

Sensitivity live

Price	-10% $415	-5% $397	+0% $379	+5% $360	+10% $342
Rent	-10% $301	-5% $340	+0% $379	+5% $417	+10% $456
Rate	-1.0pp $411	-0.5pp $395	base $379	+0.5pp $362	+1.0pp $345

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.66mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	1.03mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	14d	70	1.20mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.25mi

Listing history 45 events

1. 2026-06-18
   price $64,000 Active 54 DOM
2. 2026-06-18
   days on market $70,000 Active 54 DOM
3. 2026-06-17
   days on market $70,000 Active 53 DOM
4. 2026-06-16
   days on market $70,000 Active 52 DOM
5. 2026-06-15
   days on market $70,000 Active 51 DOM
6. 2026-06-14
   days on market $70,000 Active 49 DOM
7. 2026-06-13
   days on market $70,000 Active 48 DOM
8. 2026-06-10
   days on market $70,000 Active 46 DOM
9. 2026-06-09
   days on market $70,000 Active 45 DOM
10. 2026-06-08
    days on market $70,000 Active 44 DOM
11. 2026-06-07
    days on market $70,000 Active 43 DOM
12. 2026-06-05
    days on market $70,000 Active 40 DOM
13. 2026-06-02
    days on market $70,000 Active 38 DOM
14. 2026-06-01
    days on market $70,000 Active 37 DOM
15. 2026-05-31
    days on market $70,000 Active 36 DOM
16. 2026-05-30
    days on market $70,000 Active 35 DOM
17. 2026-05-21
    status Active

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

18. 2026-05-21
    status Active 139-char remark

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

19. 2026-03-21
    status Pending

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

20. 2026-03-21
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

21. 2026-02-20
    historical $750
22. 2026-02-17
    listed $70,000 Active

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

23. 2026-02-17
    listed $70,000 Active 139-char remark

    Show marketing remark (139 chars)

    Cute 2 bed, 1 bath Ranch home with basement that would be great for a home or an investment property! Near shopping and all expressways.

24. 2026-02-13
    historical $750
25. 2026-02-13
    listed $750
26. 2026-02-11
    listed $750
27. 2011-01-24
    soldstatus $22,000 237-char remark

    Show marketing remark (237 chars)

    Possible Land Contract! Completely Remodeled With Siding, Paint, Carpet, Windows, Flooring, Bathroom, Lighting, Doors. .. You Name It. Home Has Been Completely Remodeled Inside And Out. Beautiful And Ready To Move In. No Disappointments.

28. 2011-01-24
    soldstatus $22,000

    Show marketing remark (237 chars)

    Possible Land Contract! Completely Remodeled With Siding, Paint, Carpet, Windows, Flooring, Bathroom, Lighting, Doors. .. You Name It. Home Has Been Completely Remodeled Inside And Out. Beautiful And Ready To Move In. No Disappointments.

29. 2011-01-17
    historical
30. 2010-07-09
    listed $24,900 237-char remark

    Show marketing remark (237 chars)

    Possible Land Contract! Completely Remodeled With Siding, Paint, Carpet, Windows, Flooring, Bathroom, Lighting, Doors. .. You Name It. Home Has Been Completely Remodeled Inside And Out. Beautiful And Ready To Move In. No Disappointments.

31. 2010-07-09
    listed $24,900

    Show marketing remark (237 chars)

    Possible Land Contract! Completely Remodeled With Siding, Paint, Carpet, Windows, Flooring, Bathroom, Lighting, Doors. .. You Name It. Home Has Been Completely Remodeled Inside And Out. Beautiful And Ready To Move In. No Disappointments.

32. 2010-02-10
    historical
33. 2010-02-10
    historical
34. 2008-12-23
    listed $18,900
35. 2008-12-23
    listed $18,900
36. 2003-07-07
    soldstatus $49,000
37. 1999-05-07
    soldstatus $47,900
38. 1999-05-07
    soldstatus $47,900
39. 1999-05-07
    soldstatus $47,900
40. 1999-04-26
    historical
41. 1999-04-15
    historical
42. 1999-03-26
    listed $49,900
43. 1999-03-26
    listed $49,900
44. 1999-03-25
    listed $49,900
45. 1999-03-24
    listed $49,900

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$285/yr (+$24/mo · 68.3%)

ⓘ 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 ≥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: $11,780
• − Mortgage interest: −$3,585
• − Property taxes: −$417
• − Insurance: −$320
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,862
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $3,651/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

• 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

+40.3% since first listed

29 events — show timeline

• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-03-21 Pending — REALCOMP
• 2026-03-21 Pending — MiRealSource-MiMLS
• 2026-02-20 Rental Removed $750 REALCOMP
• 2026-02-17 Listed $70,000 MiRealSource-MiMLS
• 2026-02-17 Listed $70,000 REALCOMP
• 2026-02-13 Rental Removed $750 APPFOLIO
• 2026-02-13 Listed for Rent $750 REALCOMP
• 2026-02-11 Listed for Rent $750 APPFOLIO
• 2011-01-24 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2011-01-24 Sold (MLS) $22,000 REALCOMP
• 2011-01-17 Listing Removed — MiRealSource-MiMLS
• 2010-07-09 Listed $24,900 MiRealSource-MiMLS
• 2010-07-09 Listed $24,900 REALCOMP
• 2010-02-10 Listing Removed — MiRealSource-MiMLS
• 2010-02-10 Listing Removed — REALCOMP
• 2008-12-23 Listed $18,900 MiRealSource-MiMLS
• 2008-12-23 Listed $18,900 REALCOMP
• 2003-07-07 Sold (Public Records) $49,000 Public Records
• 1999-05-07 Sold (MLS) $47,900 REALCOMP
• 1999-05-07 Sold (MLS) $47,900 MiRealSource-MiMLS
• 1999-05-07 Sold (MLS) $47,900 MiRealSource-MiMLS
• 1999-04-26 Listing Removed — MiRealSource-MiMLS
• 1999-04-15 Listing Removed — REALCOMP
• 1999-03-26 Listed $49,900 REALCOMP
• 1999-03-26 Listed $49,900 MiRealSource-MiMLS
• 1999-03-25 Listed $49,900 REALCOMP
• 1999-03-24 Listed $49,900 MiRealSource-MiMLS

Property tax history

-4.9%/yr

Latest (2025): $417 · -55.8% YoY. Source: county tax records.