Magnolia Plan · Flint, MI 48532

$54,500

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 76 Days on market

Excellent condition

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand New Home Coming Soon in Flint, MI! This 3 bedroom, 2 bath home offers 1,056 sq. ft. of comfortable living space with an open-concept living room and kitchen, perfect for everyday living and entertaining. The primary bedroom features a private ensuite bathroom and spacious closet. Additional bedrooms offer flexibility for storage, a home office, or guest space. Conveniently located in Flint, close to shopping, dining, schools, and major roadways.

Key facts

• Listed 76 days

🏗️ New construction. The $54,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $115,324.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 11.0% 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: 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.
• Zoned schools: Carmanainsworth Middle School (math 8% / reading 25%, grade F, #444 of 493 statewide, top 90%, 690 students, 91% FRL) — zoned schools average 91% FRL vs 64% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $797 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $51,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $115,324
• List price: $54,500
• Delta: -52.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4097 Brown St	0.26mi	3/2.0	1,050 (-1%)	10mo	$147,000	$140	79
2105 Eberly Rd	0.30mi	3/2.0	1,072 (+2%)	10mo	$160,000	$149	75
1540 Pound Dr	0.32mi	3/2.0	1,020 (-3%)	7mo	$115,000	$113	74
1615 Pound Dr	0.32mi	3/1.0	1,044 (-1%)	12mo	$50,000	$48	69
4082 Brown St	0.26mi	3/1.0	1,019 (-4%)	20mo	$41,750	$41	61
1591 Eberly Rd	0.17mi	4/1.0 (+1)	1,020 (-3%)	22mo	$120,000	$118	59
4108 Brown St	0.23mi	3/1.0	912 (-14%)	6mo	$145,000	$159	58
2176 Anoka St	0.39mi	2/1.0 (-1)	1,123 (+6%)	9mo	$115,000	$102	54
1551 Algonac Dr	0.25mi	3/1.5	1,190 (+13%)	19mo	$107,000	$90	50
4101 Brown St	0.27mi	3/1.0	1,176 (+11%)	23mo	$119,000	$101	46
3451 Brown St	0.54mi	3/1.0	917 (-13%)	12mo	$92,000	$100	38
2345 Tandy Dr	0.73mi	3/1.5	975 (-8%)	18mo	$154,000	$158	36

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-11,641
• Equity at exit: $17,195

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,016
• Equity at exit: $9,971

Cash invested: $32,291 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 2 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $120,000 ($115/sqft)
• Median days on market: 46 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48532

• Home prices YoY: -28.9%
• Active inventory: 109
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$605
• Tax est. 1.5%: −$144 /mo · $1,730/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $110

Break-even live

Break-even rent $1,009

Max offer price $115,324

Occupancy floor 85%

Sensitivity live

Price	-10% $190	-5% $150	+0% $110	+5% $71	+10% $31
Rent	-10% $20	-5% $65	+0% $110	+5% $156	+10% $201
Rate	-1.0pp $168	-0.5pp $140	base $110	+0.5pp $80	+1.0pp $50

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: $28,831
• Closing costs: $3,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 S Linden Rd Flint, MI	2.0	1.0	1000	$1,000	$1.00	62d	1	0.64mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	93d	1	0.74mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	62d	1	1.22mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	62d	1	1.23mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	62d	1	1.31mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	70d	1	1.47mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	70d	1	1.47mi

Property features AI

Finance

• Financial info: List price $54,500

Exterior

• Home design: Plan: MagnoliaInventory type: Plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area of 1,056

Listing history 37 events

1. 2026-07-13
   days on market $54,500 Active 76 DOM
2. 2026-07-12
   days on market $54,500 Active 75 DOM
3. 2026-07-11
   days on market $54,500 Active 74 DOM
4. 2026-07-10
   days on market $54,500 Active 73 DOM
5. 2026-07-09
   days on market $54,500 Active 72 DOM
6. 2026-07-08
   days on market $54,500 Active 71 DOM
7. 2026-07-07
   days on market $54,500 Active 70 DOM
8. 2026-07-06
   days on market $54,500 Active 69 DOM
9. 2026-07-05
   days on market $54,500 Active 68 DOM
10. 2026-07-04
    days on market $54,500 Active 67 DOM
11. 2026-07-03
    days on market $54,500 Active 66 DOM
12. 2026-07-02
    days on market $54,500 Active 65 DOM
13. 2026-07-01
    days on market $54,500 Active 64 DOM
14. 2026-06-30
    days on market $54,500 Active 63 DOM
15. 2026-06-29
    days on market $54,500 Active 62 DOM
16. 2026-06-28
    days on market $54,500 Active 61 DOM
17. 2026-06-28
    days on market $54,500 Active 60 DOM
18. 2026-06-27
    days on market $54,500 Active 59 DOM
19. 2026-06-25
    days on market $54,500 Active 57 DOM
20. 2026-06-23
    days on market $54,500 Active 55 DOM
21. 2026-06-21
    days on market $54,500 Active 54 DOM
22. 2026-06-18
    days on market $54,500 Active 51 DOM
23. 2026-06-17
    days on market $54,500 Active 50 DOM
24. 2026-06-16
    days on market $54,500 Active 49 DOM
25. 2026-06-15
    days on market $54,500 Active 48 DOM
26. 2026-06-14
    days on market $54,500 Active 46 DOM
27. 2026-06-13
    days on market $54,500 Active 45 DOM
28. 2026-06-10
    days on market $54,500 Active 43 DOM
29. 2026-06-09
    days on market $54,500 Active 42 DOM
30. 2026-06-08
    days on market $54,500 Active 41 DOM
31. 2026-06-07
    days on market $54,500 Active 40 DOM
32. 2026-06-05
    days on market $54,500 Active 37 DOM
33. 2026-06-02
    days on market $54,500 Active 35 DOM
34. 2026-06-01
    days on market $54,500 Active 34 DOM
35. 2026-05-31
    days on market $54,500 Active 33 DOM
36. 2026-05-30
    days on market $54,500 Active 32 DOM
37. 2026-04-28
    listed $54,500 Active 455-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$6,460
• − Property taxes: −$1,730
• − Insurance: −$577
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,355
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,455/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This brand new home in Flint, MI is move-in ready with 3 bedrooms, 2 baths, and 1,056 sq. ft. of living space. It's conveniently located and perfect for everyday living and entertaining.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Dye Elementary School F MI #1,172/1,397 Nat'l #36,424/41,679 High Carmanainsworth High School F MI #595/713 Nat'l #13,947/17,239

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

B Composite livability gradescore 74/100

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 · 381,312 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 19,750
• Household income: $58,118
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 1%

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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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Financial info: List price $54,500

Exterior

• Home design: Plan: MagnoliaInventory type: Plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area of 1,056