3614 Holly Ave Ave · Flint, MI 48506

$89,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 79 Days on market

Built 1953 4,356 sqft lot Est $110k · 18% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in 3 bedroom home with full basement, Has detached 1 car garage big deck off the back. close to express way. close to shopping.

Key facts

• Full basement
• Big deck
• Close to express way

Tags

• FULL BASEMENT
• DETACHED GARAGE
• BIG DECK
• CLOSE TO EXPRESS WAY
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property listed by Keller Williams First
• Financial info: Tax amount: $1,028 (annual)
• HOA & community: HOA information not specified

Exterior

• Parking: Detached 1-car garage
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 100)

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Five total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 202 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $622 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 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 33y 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.
• Current owner paid $8k; list at $90k implies a 1083% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.18% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $110,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Holly Ave Ave	0.00mi	3/1.0	975 (0%)	0mo	$79,000	$81	100
3826 Woodrow Ave	0.29mi	3/1.0	954 (-2%)	7mo	$116,900	$123	77
3730 Holly Ave	0.11mi	2/1.0 (-1)	904 (-7%)	6mo	$108,000	$119	72
3220 Woodrow Ave	0.33mi	3/1.0	910 (-7%)	5mo	$71,000	$78	69
3617 Churchill Ave	0.07mi	2/1.0 (-1)	864 (-11%)	4mo	$97,675	$113	69
3813 Holly Ave	0.20mi	2/2.0 (-1)	906 (-7%)	2mo	$72,000	$79	68
3809 Delaware Ave	0.40mi	3/1.0	898 (-8%)	3mo	$140,000	$156	66
3740 Ivanhoe Ave	0.28mi	2/1.0 (-1)	898 (-8%)	3mo	$69,000	$77	66
3413 Dakota Ave	0.48mi	3/2.0	1,018 (+4%)	2mo	$113,351	$111	64
4093 Coral St	0.54mi	2/1.0 (-1)	906 (-7%)	1mo	$105,000	$116	57
3121 Thom St	0.73mi	2/1.0 (-1)	984 (+1%)	7mo	$62,900	$64	53
4140 Risedorph St	0.57mi	2/1.0 (-1)	864 (-11%)	5mo	$100,500	$116	45

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-7,239
• Equity at exit: $13,404

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $3,357
• Equity at exit: $7,773

Cash invested: $25,172 (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 48506

• Active inventory: 202
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$471
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $114

Break-even live

Break-even rent $920

Max offer price $89,900

Occupancy floor 84%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.28mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.80mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	1.00mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	1.04mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.18mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.18mi

Listing history 31 events

1. 2026-05-06
   status Pending

   Show marketing remark (141 chars)

   Ready to move in 3 bedroom home with full basement, Has detached 1 car garage big deck off the back. close to express way. close to shopping.

2. 2026-05-06
   status Pending 141-char remark

   Show marketing remark (141 chars)

   Ready to move in 3 bedroom home with full basement, Has detached 1 car garage big deck off the back. close to express way. close to shopping.

3. 2026-02-16
   listed $89,900 Active

   Show marketing remark (141 chars)

   Ready to move in 3 bedroom home with full basement, Has detached 1 car garage big deck off the back. close to express way. close to shopping.

4. 2026-02-16
   listed $89,900 Active 141-char remark

   Show marketing remark (141 chars)

   Ready to move in 3 bedroom home with full basement, Has detached 1 car garage big deck off the back. close to express way. close to shopping.

5. 2016-08-16
   status Pending
6. 2016-07-20
   price $25,500
7. 2016-07-02
   status Active
8. 2016-06-28
   historical
9. 2016-06-17
   price $29,900
10. 2016-05-26
    listed $34,900 Active

    Show marketing remark (162 chars)

    Possible FHA. seller to limit any conditions. Check the hardwood floors , eat in kitchen, deck off the kitchen to enjoy, and some updating in the bath and kitchen

11. 2016-05-26
    listed $25,500 162-char remark

    Show marketing remark (162 chars)

    Possible FHA. seller to limit any conditions. Check the hardwood floors , eat in kitchen, deck off the kitchen to enjoy, and some updating in the bath and kitchen

12. 2010-12-03
    historical
13. 2010-11-23
    historical
14. 2010-11-23
    historical
15. 2010-10-11
    listed $24,900
16. 2010-10-11
    listed $24,900
17. 2010-08-16
    soldstatus $7,600
18. 2010-07-21
    listed $5,900
19. 1996-09-28
    historical
20. 1996-07-02
    listed $61,900
21. 1996-07-02
    listed $61,900
22. 1995-11-16
    soldstatus $54,000
23. 1995-11-16
    soldstatus $54,000
24. 1995-10-11
    historical
25. 1995-09-08
    listed $56,900
26. 1995-09-08
    listed $56,900
27. 1993-11-05
    soldstatus $38,500
28. 1993-11-05
    soldstatus $38,500
29. 1993-09-01
    historical
30. 1993-08-25
    listed $38,900
31. 1993-08-25
    listed $38,900

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,773
• − Mortgage interest: −$5,036
• − Property taxes: −$2,618
• − Insurance: −$450
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,615
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,363/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+131.1% since first listed

31 events — show timeline

• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-02-16 Listed $89,900 REALCOMP
• 2026-02-16 Listed $89,900 MiRealSource-MiMLS
• 2016-08-16 Pending — MiRealSource-MiMLS
• 2016-07-20 Price Changed $25,500 MiRealSource-MiMLS
• 2016-07-02 Relisted — MiRealSource-MiMLS
• 2016-06-28 Listing Removed — MiRealSource-MiMLS
• 2016-06-17 Price Changed $29,900 MiRealSource-MiMLS
• 2016-05-26 Listed $34,900 MiRealSource-MiMLS
• 2016-05-26 Listed $25,500 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-11-23 Listing Removed — REALCOMP
• 2010-11-23 Listing Removed — MiRealSource-MiMLS
• 2010-10-11 Listed $24,900 REALCOMP
• 2010-10-11 Listed $24,900 MiRealSource-MiMLS
• 2010-08-16 Sold (MLS) $7,600 REALCOMP
• 2010-07-21 Listed $5,900 REALCOMP
• 1996-09-28 Listing Removed — MiRealSource-MiMLS
• 1996-07-02 Listed $61,900 MiRealSource-MiMLS
• 1996-07-02 Listed $61,900 REALCOMP
• 1995-11-16 Sold (MLS) $54,000 REALCOMP
• 1995-11-16 Sold (MLS) $54,000 MiRealSource-MiMLS
• 1995-10-11 Listing Removed — MiRealSource-MiMLS
• 1995-09-08 Listed $56,900 REALCOMP
• 1995-09-08 Listed $56,900 MiRealSource-MiMLS
• 1993-11-05 Sold (MLS) $38,500 MiRealSource-MiMLS
• 1993-11-05 Sold (MLS) $38,500 REALCOMP
• 1993-09-01 Listing Removed — MiRealSource-MiMLS
• 1993-08-25 Listed $38,900 MiRealSource-MiMLS
• 1993-08-25 Listed $38,900 REALCOMP

Property tax history

+11.5%/yr

Latest (2025): $2,618 · +2.0% YoY. Source: county tax records.