2835 Begole St · Flint, MI 48504

$39,900

2 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 43 Days on market

Built 1948 5,227 sqft lot Est $50k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This could be a doll house with upgrades. Many hardwood floors, lots of windows, basement rec room, great room fireplace and welcomed by a covered porch. Purchase as is. Cash or conventional only.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Front porch; Paved road access; Lot roughly 50 x 100 (0.12 acres)

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: High speed internet; Wood-burning fireplace in the great room; Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 131 active listings in the ZIP; 3 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 $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $4k; list at $40k implies a 898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.52% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.43%
• DSCR: 3.33
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $49,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Greenway Ave	0.26mi	3/1.5 (+1)	1,688 (+2%)	4mo	$14,000	$8	76
2931 Clement St	0.20mi	3/1.5 (+1)	1,638 (-1%)	15mo	$32,025	$20	72
2917 Mallery St	0.12mi	3/2.0 (+1)	1,495 (-10%)	4mo	$85,000	$57	68
3310 Concord St	0.44mi	3/2.0 (+1)	1,622 (-2%)	3mo	$61,003	$38	67
1909 Welch Blvd	0.16mi	3/1.5 (+1)	1,435 (-13%)	4mo	$28,600	$20	63
3109 Helber St	0.32mi	3/2.0 (+1)	1,603 (-3%)	15mo	$60,000	$37	60
2423 Barth St	0.41mi	2/1.0	1,500 (-9%)	9mo	$44,000	$29	56
2321 Concord St	0.44mi	3/2.0 (+1)	1,761 (+7%)	9mo	$15,000	$9	54
2725 Prospect St	0.33mi	3/2.0 (+1)	1,838 (+11%)	7mo	$55,000	$30	53
2730 Berkley St	0.45mi	3/1.0 (+1)	1,427 (-14%)	6mo	$69,900	$49	44
2633 Orchard Ln	0.70mi	3/1.5 (+1)	1,762 (+7%)	10mo	$55,000	$31	43
2030 Milbourne Ave	0.47mi	3/1.0 (+1)	1,415 (-14%)	11mo	$15,000	$11	38

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: 50.4%
• Equity multiple: 3.21×
• Total profit: $24,660
• Equity at exit: $5,949

10-year hold

• IRR: 55.9%
• Equity multiple: 6.52×
• Total profit: $61,649
• Equity at exit: $3,450

Cash invested: $11,172 (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 48504

• Active inventory: 131
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $488

Break-even live

Break-even rent $389

Max offer price $39,900

Occupancy floor 47%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	0.84mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.98mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.13mi

Listing history 30 events

1. 2026-06-18
   days on market $39,900 Active 43 DOM
2. 2026-06-17
   days on market $39,900 Active 42 DOM
3. 2026-06-16
   days on market $39,900 Active 41 DOM
4. 2026-06-15
   days on market $39,900 Active 40 DOM
5. 2026-06-14
   days on market $39,900 Active 38 DOM
6. 2026-06-13
   days on market $39,900 Active 37 DOM
7. 2026-06-10
   days on market $39,900 Active 35 DOM
8. 2026-06-09
   days on market $39,900 Active 34 DOM
9. 2026-06-08
   days on market $39,900 Active 33 DOM
10. 2026-06-07
    days on market $39,900 Active 32 DOM
11. 2026-06-05
    days on market $39,900 Active 29 DOM
12. 2026-06-03
    days on market $39,900 Active 28 DOM
13. 2026-06-02
    days on market $39,900 Active 27 DOM
14. 2026-06-01
    days on market $39,900 Active 26 DOM
15. 2026-05-31
    days on market $39,900 Active 25 DOM
16. 2026-05-30
    days on market $39,900 Active 24 DOM
17. 2026-05-05
    listed $39,900 Active

    Show marketing remark (196 chars)

    This could be a doll house with upgrades. Many hardwood floors, lots of windows, basement rec room, great room fireplace and welcomed by a covered porch. Purchase as is. Cash or conventional only.

18. 2026-05-05
    listed $39,900 Active 196-char remark

    Show marketing remark (196 chars)

    This could be a doll house with upgrades. Many hardwood floors, lots of windows, basement rec room, great room fireplace and welcomed by a covered porch. Purchase as is. Cash or conventional only.

19. 2015-04-14
    soldstatus $4,000 95-char remark

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

20. 2015-04-14
    soldstatus $4,000

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

21. 2015-04-08
    historical 95-char remark

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

22. 2015-04-08
    historical

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

23. 2014-11-11
    listed $7,000 95-char remark

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

24. 2014-11-11
    listed $7,000

    Show marketing remark (95 chars)

    Cute home with fireplace, hardwood floors and motivated seller. Bring all offers. Easy to show.

25. 2013-11-15
    soldstatus $4,750
26. 2013-11-15
    soldstatus $4,750
27. 2013-10-18
    historical
28. 2013-10-18
    historical
29. 2013-09-11
    listed $4,900
30. 2013-09-11
    listed $4,900

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,082
• − Mortgage interest: −$2,235
• − Property taxes: −$976
• − Insurance: −$200
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,161
• Taxable income: $5,577
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $4,519/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
• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+714.3% since first listed

14 events — show timeline

• 2026-05-05 Listed $39,900 MiRealSource-MiMLS
• 2026-05-05 Listed $39,900 REALCOMP
• 2015-04-14 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2015-04-14 Sold (MLS) $4,000 REALCOMP
• 2015-04-08 Listing Removed — MiRealSource-MiMLS
• 2015-04-08 Listing Removed — REALCOMP
• 2014-11-11 Listed $7,000 MiRealSource-MiMLS
• 2014-11-11 Listed $7,000 REALCOMP
• 2013-11-15 Sold (MLS) $4,750 REALCOMP
• 2013-11-15 Sold (MLS) $4,750 MiRealSource-MiMLS
• 2013-10-18 Listing Removed — REALCOMP
• 2013-10-18 Listing Removed — MiRealSource-MiMLS
• 2013-09-11 Listed $4,900 REALCOMP
• 2013-09-11 Listed $4,900 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $976 · +1.6% YoY. Source: county tax records.