713 Leland St · Flint, MI 48507

$69,900

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 29 Days on market

Built 1960 4,792 sqft lot Est $74k · 6% 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 +27.8/30.0
• ARV discount +10.1/15.0
• DSCR +9.8/10.0
• 1% rule +9.0/10.0
• 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

Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

Key facts

• Storage shed
• Dry basement
• 4,792 sq ft lot

Tags

• FULLY FENCED BACKYARD
• STORAGE SHED
• DRY BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Cable available
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Vinyl siding exterior
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Fenced backyard; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Six total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $70k).
• Recommended offer: $69k (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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $483 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $70k implies a 482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.40% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $74,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 Campbell St	0.07mi	3/1.0	947 (-4%)	4mo	$84,700	$89	86
3805 Brunswick Ave	0.22mi	3/1.0	921 (-7%)	4mo	$25,000	$27	75
934 Campbell St	0.29mi	3/1.0	924 (-7%)	1mo	$89,000	$96	75
612 Alvord Ave	0.15mi	3/1.0	1,082 (+9%)	4mo	$76,500	$71	74
825 Vermilya Ave	0.33mi	4/1.0 (+1)	1,020 (+3%)	3mo	$30,000	$29	72
912 Markham St	0.40mi	2/1.0 (-1)	1,020 (+3%)	4mo	$71,000	$70	68
3902 Brunswick Ave	0.23mi	3/2.0	1,128 (+14%)	2mo	$123,000	$109	60
1418 Blueberry Ln	0.65mi	3/1.0	1,045 (+6%)	4mo	$78,000	$75	57
1105 Lincoln Ave	0.48mi	2/1.0 (-1)	896 (-10%)	2mo	$38,000	$42	55
1186 E Decamp St	0.50mi	3/1.0	1,100 (+11%)	4mo	$84,000	$76	54
1514 W Atherton Rd	0.72mi	3/1.0	925 (-7%)	2mo	$35,000	$38	54
1413 Waldman Ave	0.67mi	3/1.0	903 (-9%)	4mo	$99,900	$111	51

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-522
• Equity at exit: $10,422

10-year hold

• IRR: 5.1%
• Equity multiple: 1.32×
• Total profit: $6,246
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.0×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$367
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $214

Break-even live

Break-even rent $707

Max offer price $69,900

Occupancy floor 73%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.16mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.54mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	20d	1	0.66mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	20d	1	0.73mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	1.27mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.30mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	1.36mi

Listing history 28 events

1. 2026-05-19
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

2. 2026-05-19
   status Pending

   Show marketing remark (395 chars)

   Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

3. 2026-05-07
   historical Accepting Backup Offers 395-char remark

   Show marketing remark (395 chars)

   Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

4. 2026-05-07
   historical Active Under Contract

   Show marketing remark (395 chars)

   Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

5. 2026-04-21
   price $69,900 395-char remark

   Show marketing remark (395 chars)

   Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

6. 2026-04-20
   price $69,900
7. 2026-04-20
   historical
8. 2026-04-20
   historical
9. 2026-03-31
   price $79,900
10. 2026-03-31
    price $79,900
11. 2026-03-12
    listed $79,900 Active 395-char remark

    Show marketing remark (395 chars)

    Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

12. 2026-03-12
    listed $79,900 Active

    Show marketing remark (395 chars)

    Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

13. 2026-03-12
    listed $85,900 Active

    Show marketing remark (395 chars)

    Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

14. 2026-03-12
    listed $85,900 Active

    Show marketing remark (395 chars)

    Freshly updated and move-in ready! This 3-bedroom, 1-bath home offers a clean, refreshed interior and a layout that's perfect for everyday living. Enjoy the fully fenced backyard with a convenient storage shed, plus a dry basement that's great for storage or could easily be finished for additional living space. A great option for first-time buyers or anyone looking to downsize and save money.

15. 2013-03-08
    soldstatus $12,000
16. 2013-03-08
    soldstatus $12,000
17. 2012-12-18
    historical
18. 2012-12-18
    historical
19. 2012-02-13
    listed $11,650
20. 2012-02-10
    listed $11,650
21. 2005-08-10
    soldstatus $52,900
22. 2005-07-29
    soldstatus $52,900
23. 2005-07-29
    soldstatus $52,900
24. 2005-06-24
    historical
25. 2005-05-12
    listed $54,900
26. 2005-05-12
    listed $54,900
27. 2005-03-21
    historical
28. 2004-09-21
    listed $59,900

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 ≥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: $11,728
• − Mortgage interest: −$3,915
• − Property taxes: −$1,953
• − Insurance: −$350
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,033
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,180/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

+16.7% since first listed

28 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-07 Contingent — MiRealSource-MiMLS
• 2026-05-07 Contingent — REALCOMP
• 2026-04-21 Price Changed $69,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $69,900 REALCOMP
• 2026-04-20 Listing Removed — MiRealSource-MiMLS
• 2026-04-20 Listing Removed — REALCOMP
• 2026-03-31 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $79,900 REALCOMP
• 2026-03-12 Listed $85,900 MiRealSource-MiMLS
• 2026-03-12 Listed $85,900 REALCOMP
• 2026-03-12 Listed $79,900 REALCOMP
• 2026-03-12 Listed $79,900 MiRealSource-MiMLS
• 2013-03-08 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2013-03-08 Sold (MLS) $12,000 REALCOMP
• 2012-12-18 Listing Removed — MiRealSource-MiMLS
• 2012-12-18 Listing Removed — REALCOMP
• 2012-02-13 Listed $11,650 MiRealSource-MiMLS
• 2012-02-10 Listed $11,650 REALCOMP
• 2005-08-10 Sold (Public Records) $52,900 Public Records
• 2005-07-29 Sold (MLS) $52,900 REALCOMP
• 2005-07-29 Sold (MLS) $52,900 MiRealSource-MiMLS
• 2005-06-24 Listing Removed — MiRealSource-MiMLS
• 2005-05-12 Listed $54,900 REALCOMP
• 2005-05-12 Listed $54,900 MiRealSource-MiMLS
• 2005-03-21 Listing Removed — REALCOMP
• 2004-09-21 Listed $59,900 REALCOMP

Property tax history

+7.3%/yr

Latest (2025): $1,953 · +1.9% YoY. Source: county tax records.