1514 Vermilya Ave · Flint, MI 48507

$64,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 8 Days on market

Built 1957 5,227 sqft lot Est $66k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• 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

Updated, 2-3 bedroom (was a 3 bedroom, wall removed for large 2 bedroom) ranch home. Fantastic location as the last lot on the dead end to lovely Broom Park. Fully applianced kitchen, first floor laundry, washer and dryer stay, brand new large bathroom, large living room with hardwood floors. New paint, flooring, newer vinyl siding, hot water heater. Brand new deck up front, large deck out back. Large garage in fenced back yard1 Move-in-condition!! This is a must see.

Key facts

• First floor laundry
• New paint
• Large living room

Tags

• FULLY APPLIANCED KITCHEN
• FIRST FLOOR LAUNDRY
• BRAND NEW LARGE BATHROOM
• LARGE LIVING ROOM
• HARDWOOD FLOORS
• NEW PAINT

Property features AI

Finance

• Other: Subdivision: LINCOLN PARK SUB

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Vinyl siding construction; Crawl space foundation; Built area above grade: 952 square feet
• Exterior features: Deck; Porch; Fenced backyard; Cul-de-sac lot; Paved road frontage

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher not listed
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: High speed internet; Lighting
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $65k).

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); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1957 — 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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $65,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Vermilya Ave	0.00mi	2/1.0 (-1)	952 (0%)	0mo	$66,000	$69	95
1514 W Atherton Rd	0.20mi	3/1.0	925 (-3%)	2mo	$35,000	$38	84
1413 Waldman Ave	0.18mi	3/1.0	903 (-5%)	4mo	$99,900	$111	80
1902 Crestbrook Ln	0.39mi	3/1.0	969 (+2%)	1mo	$111,000	$115	78
934 Campbell St	0.49mi	3/1.0	924 (-3%)	1mo	$89,000	$96	71
1105 Lincoln Ave	0.29mi	2/1.0 (-1)	896 (-6%)	2mo	$38,000	$42	70
3805 Brunswick Ave	0.55mi	3/1.0	921 (-3%)	4mo	$25,000	$27	66
737 Campbell St	0.70mi	3/1.0	947 (-0%)	4mo	$84,700	$89	63
1418 Blueberry Ln	0.38mi	3/1.0	1,045 (+10%)	4mo	$78,000	$75	62
825 Vermilya Ave	0.56mi	4/1.0 (+1)	1,020 (+7%)	3mo	$30,000	$29	54
2021 Brooks St	0.69mi	2/1.0 (-1)	987 (+4%)	3mo	$55,000	$56	54
839 Barrie Ave	0.59mi	2/1.0 (-1)	816 (-14%)	3mo	$35,000	$43	41

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: 11.1%
• Equity multiple: 1.42×
• Total profit: $7,665
• Equity at exit: $9,677

10-year hold

• IRR: 17.5%
• Equity multiple: 2.25×
• Total profit: $22,680
• Equity at exit: $5,611

Cash invested: $18,172 (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: 207
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $331

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 61%

Sensitivity live

Price	-10% $367	-5% $349	+0% $331	+5% $312	+10% $294
Rent	-10% $253	-5% $292	+0% $331	+5% $370	+10% $409
Rate	-1.0pp $363	-0.5pp $347	base $331	+0.5pp $314	+1.0pp $297

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.07mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.38mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.68mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.97mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Updated, 2-3 bedroom (was a 3 bedroom, wall removed for large 2 bedroom) ranch home. Fantastic location as the last lot on the dead end to lovely Broom Park. Fully applianced kitchen, first floor laundry, washer and dryer stay, brand new large bathroom, large living room with hardwood floors. New paint, flooring, newer vinyl siding, hot water heater. Brand new deck up front, large deck out back. Large garage in fenced back yard1 Move-in-condition!! This is a must see.

3. 2026-04-22
   listed $64,900 Active

   Show marketing remark (472 chars)

   Updated, 2-3 bedroom (was a 3 bedroom, wall removed for large 2 bedroom) ranch home. Fantastic location as the last lot on the dead end to lovely Broom Park. Fully applianced kitchen, first floor laundry, washer and dryer stay, brand new large bathroom, large living room with hardwood floors. New paint, flooring, newer vinyl siding, hot water heater. Brand new deck up front, large deck out back. Large garage in fenced back yard1 Move-in-condition!! This is a must see.

4. 2026-04-22
   listed $64,900 Active 472-char remark

   Show marketing remark (472 chars)

   Updated, 2-3 bedroom (was a 3 bedroom, wall removed for large 2 bedroom) ranch home. Fantastic location as the last lot on the dead end to lovely Broom Park. Fully applianced kitchen, first floor laundry, washer and dryer stay, brand new large bathroom, large living room with hardwood floors. New paint, flooring, newer vinyl siding, hot water heater. Brand new deck up front, large deck out back. Large garage in fenced back yard1 Move-in-condition!! This is a must see.

5. 2018-04-17
   soldstatus $165,000
6. 2015-10-01
   soldstatus $44,700
7. 2011-11-23
   soldstatus $16,200 249-char remark

   Show marketing remark (249 chars)

   Ready to move in! Nicely maintained 2 bedroom with new furnace, central air, roof and bathroom. All appliances included. Great location at the end of a dead end street close to Broom Park. Secluded fenced backyard with a large deck for entertaining.

8. 2011-11-23
   soldstatus $16,200

   Show marketing remark (249 chars)

   Ready to move in! Nicely maintained 2 bedroom with new furnace, central air, roof and bathroom. All appliances included. Great location at the end of a dead end street close to Broom Park. Secluded fenced backyard with a large deck for entertaining.

9. 2011-10-20
   historical 249-char remark

   Show marketing remark (249 chars)

   Ready to move in! Nicely maintained 2 bedroom with new furnace, central air, roof and bathroom. All appliances included. Great location at the end of a dead end street close to Broom Park. Secluded fenced backyard with a large deck for entertaining.

10. 2011-10-06
    listed $20,000 249-char remark

    Show marketing remark (249 chars)

    Ready to move in! Nicely maintained 2 bedroom with new furnace, central air, roof and bathroom. All appliances included. Great location at the end of a dead end street close to Broom Park. Secluded fenced backyard with a large deck for entertaining.

11. 2011-10-06
    listed $20,000

    Show marketing remark (249 chars)

    Ready to move in! Nicely maintained 2 bedroom with new furnace, central air, roof and bathroom. All appliances included. Great location at the end of a dead end street close to Broom Park. Secluded fenced backyard with a large deck for entertaining.

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$13/yr (+$1/mo · 1.3%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,835
• − Mortgage interest: −$3,635
• − Property taxes: −$973
• − Insurance: −$324
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,888
• Taxable income: $3,120
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,219/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

+224.5% since first listed

11 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-22 Listed $64,900 MiRealSource-MiMLS
• 2026-04-22 Listed $64,900 REALCOMP
• 2018-04-17 Sold (Public Records) $165,000 Public Records
• 2015-10-01 Sold (Public Records) $44,700 Public Records
• 2011-11-23 Sold (MLS) $16,200 REALCOMP
• 2011-11-23 Sold (MLS) $16,200 MiRealSource-MiMLS
• 2011-10-20 Listing Removed — MiRealSource-MiMLS
• 2011-10-06 Listed $20,000 REALCOMP
• 2011-10-06 Listed $20,000 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2025): $973 · +1.6% YoY. Source: county tax records.