1313 Barbara Dr · Flint, MI 48505

$88,800

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 19 Days on market

Built 1959 6,098 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1.5-bath ranch offers 1,036 sq ft of comfortable living space and is packed with value. Step inside to find beautiful wood floors throughout, a spacious living room filled with natural light, and an open dining room and kitchen layout that's perfect for entertaining family and friends. The finished basement adds even more living space with a convenient half bath, plenty of storage, and endless possibilities for a recreation room, home office, gym, or additional entertaining area. Outside, you'll love the fenced-in backyard complete with a shed and playground set, ideal for pets, kids, and summer gatherings. Located just minutes from shopping, grocery stores, restaurants, parks, and easy access to I-75, this home offers both convenience and comfort in an established neighborhood. Priced to sell, this home is a fantastic opportunity for first-time buyers, downsizers, or investors looking for a move-in-ready property with great potential. Call or message me today to schedule your private showing before it's gone!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1959

Property features AI

Finance

• Other: Lot dimensions approximately 62 x 100 (0.14 acres)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One level; Ground-level entry; Crestwood Subdivision; Facing information not provided
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built year not provided
• Exterior features: Deck; Porch; Paved road access

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $87k (1.5% 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: 99 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 37% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($614 loan paydown + $2k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,468 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $37,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 W Home Ave	0.12mi	3/1.5	1,042 (+1%)	3mo	$35,500	$34	89
5722 Susan St	0.21mi	3/1.0	989 (-4%)	8mo	$33,000	$33	76
6611 Sally Ct	0.22mi	3/1.0	1,120 (+8%)	2mo	$21,420	$19	74
6310 Valorie Ln	0.49mi	3/1.0	1,040 (+0%)	4mo	$49,900	$48	73
5905 Cloverlawn Dr	0.46mi	3/1.0	983 (-5%)	2mo	$30,000	$31	68
813 Chatham Dr	0.31mi	3/1.5	942 (-9%)	1mo	$33,700	$36	68
1807 Russett Pl	0.33mi	3/1.0	936 (-10%)	8mo	$34,000	$36	62
5909 Edwards Ave	0.31mi	3/1.0	936 (-10%)	10mo	$20,600	$22	61
7005 Daryll St	0.44mi	3/1.5	1,093 (+6%)	8mo	$43,000	$39	61
309 W Ruth Ave	0.65mi	2/1.0 (-1)	1,008 (-3%)	0mo	$27,000	$27	60
2106 Janice Dr	0.52mi	3/1.0	913 (-12%)	2mo	$74,000	$81	54
2017 Chateau Dr	0.45mi	3/1.5	915 (-12%)	5mo	$50,000	$55	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.99×
• Total profit: $24,496
• Equity at exit: $38,309

10-year hold

• IRR: 19.3%
• Equity multiple: 3.72×
• Total profit: $67,636
• Equity at exit: $57,809

Cash invested: $24,864 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$466
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $241

Break-even live

Break-even rent $725

Max offer price $88,800

Occupancy floor 72%

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: $22,200
• Closing costs: $2,664
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.31mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.32mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	20d	1	0.47mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	20d	1	0.51mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.63mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	13d	1	0.77mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	0.86mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	1.03mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.17mi

Listing history 18 events

1. 2026-06-16
   status $88,800 Pending 19 DOM
2. 2026-06-16
   days on market $88,800 Active Under Contract 19 DOM
3. 2026-06-15
   days on market $88,800 Active Under Contract 18 DOM
4. 2026-06-14
   days on market $88,800 Active Under Contract 16 DOM
5. 2026-06-13
   days on market $88,800 Active Under Contract 15 DOM
6. 2026-06-10
   days on market $88,800 Active Under Contract 13 DOM
7. 2026-06-09
   days on market $88,800 Active Under Contract 12 DOM
8. 2026-06-08
   days on market $88,800 Active Under Contract 11 DOM
9. 2026-06-07
   days on market $88,800 Active Under Contract 10 DOM
10. 2026-06-05
    days on market $88,800 Active Under Contract 7 DOM
11. 2026-06-03
    statusdays on market $88,800 Active Under Contract 6 DOM
12. 2026-06-02
    days on market $88,800 Active 5 DOM
13. 2026-06-01
    days on market $88,800 Active 4 DOM
14. 2026-05-31
    days on market $88,800 Active 3 DOM
15. 2026-05-30
    days on market $88,800 Active 2 DOM
16. 2026-05-29
    listed $88,800 Active 1066-char remark

    Show marketing remark (1066 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch offers 1,036 sq ft of comfortable living space and is packed with value. Step inside to find beautiful wood floors throughout, a spacious living room filled with natural light, and an open dining room and kitchen layout that's perfect for entertaining family and friends. The finished basement adds even more living space with a convenient half bath, plenty of storage, and endless possibilities for a recreation room, home office, gym, or additional entertaining area. Outside, you'll love the fenced-in backyard complete with a shed and playground set, ideal for pets, kids, and summer gatherings. Located just minutes from shopping, grocery stores, restaurants, parks, and easy access to I-75, this home offers both convenience and comfort in an established neighborhood. Priced to sell, this home is a fantastic opportunity for first-time buyers, downsizers, or investors looking for a move-in-ready property with great potential. Call or message me today to schedule your private showing before it's gone!

17. 2026-05-29
    listed $88,800 Active

    Show marketing remark (1066 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch offers 1,036 sq ft of comfortable living space and is packed with value. Step inside to find beautiful wood floors throughout, a spacious living room filled with natural light, and an open dining room and kitchen layout that's perfect for entertaining family and friends. The finished basement adds even more living space with a convenient half bath, plenty of storage, and endless possibilities for a recreation room, home office, gym, or additional entertaining area. Outside, you'll love the fenced-in backyard complete with a shed and playground set, ideal for pets, kids, and summer gatherings. Located just minutes from shopping, grocery stores, restaurants, parks, and easy access to I-75, this home offers both convenience and comfort in an established neighborhood. Priced to sell, this home is a fantastic opportunity for first-time buyers, downsizers, or investors looking for a move-in-ready property with great potential. Call or message me today to schedule your private showing before it's gone!

18. 2026-05-27
    historical $88,800 1066-char remark

    Show marketing remark (1066 chars)

    Welcome home to this charming 3-bedroom, 1.5-bath ranch offers 1,036 sq ft of comfortable living space and is packed with value. Step inside to find beautiful wood floors throughout, a spacious living room filled with natural light, and an open dining room and kitchen layout that's perfect for entertaining family and friends. The finished basement adds even more living space with a convenient half bath, plenty of storage, and endless possibilities for a recreation room, home office, gym, or additional entertaining area. Outside, you'll love the fenced-in backyard complete with a shed and playground set, ideal for pets, kids, and summer gatherings. Located just minutes from shopping, grocery stores, restaurants, parks, and easy access to I-75, this home offers both convenience and comfort in an established neighborhood. Priced to sell, this home is a fantastic opportunity for first-time buyers, downsizers, or investors looking for a move-in-ready property with great potential. Call or message me today to schedule your private showing 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: $841 · $70/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$263/yr (+$22/mo · 31.3%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,357
• − Mortgage interest: −$4,974
• − Property taxes: −$841
• − Insurance: −$444
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,583
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,520/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $88,800 MiRealSource-MiMLS
• 2026-05-29 Listed $88,800 REALCOMP
• 2026-05-27 Coming Soon $88,800 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $841 · +1.5% YoY. Source: county tax records.