5521 Leslie Dr · Flint, MI 48504

$81,500

3 bd · 1.5 ba · 1,908 sqft · SingleFamily · 2 Days on market

Built 1955 Good condition 0.52 ac lot Est $76k · 7% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• ARV discount +4.4/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the home's standout features is the bright and inviting enclosed sunroom located just off the back of the house. Surrounded by windows, this space allows you to relax and enjoy the natural sunlight, morning coffee or evening conversations all with the view of the back yard in comfort throughout much of the year

Key facts

• Enclosed sunroom
• View of back yard
• Natural sunlight

Tags

• ENCLOSED SUNROOM
• NATURAL SUNLIGHT
• VIEW OF BACK YARD

Property features AI

Finance

• Other: Above-grade finished area and below-grade finished area listed as 954 (units omitted as instructed)
• Financial info: Property tax information not included per instructions
• HOA & community: Homeowners association present

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.52 acres; Subdivision: BEL-AIRE WOODS 1; Cross streets near Homes / Fleming/Marlowe Dr

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Hot water heating; Natural gas heating
• Interior features: Eat-in kitchen; Finished full basement with concrete floor
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $82k).

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 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 $563 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 + 3.0% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,500

Questions for the listing agent

1. Built in 1955 — 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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $76,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 Randy Ct	0.12mi	3/1.0	2,082 (+9%)	1mo	$84,000	$40	76
4539 Trumbull Dr	0.50mi	3/1.0	1,932 (+1%)	1mo	$90,000	$47	72
5816 Susan St	0.33mi	3/1.5	1,967 (+3%)	14mo	$29,500	$15	68
1216 Barbara Dr	0.42mi	3/1.0	1,804 (-6%)	3mo	$71,650	$40	67
1909 Cherrylawn Dr	0.41mi	3/1.0	1,742 (-9%)	2mo	$45,000	$26	63
5709 Dupont St	0.55mi	3/1.0	1,770 (-7%)	1mo	$28,000	$16	60
1315 Chatham Dr	0.48mi	4/1.5 (+1)	1,806 (-5%)	11mo	$130,500	$72	54
902 W Ridgeway Ave	0.46mi	3/1.0	1,738 (-9%)	14mo	$10,000	$6	50
6714 Parkbelt Dr	0.61mi	3/1.5	2,061 (+8%)	11mo	$65,000	$32	49
1327 Chatham Dr	0.46mi	4/2.0 (+1)	2,047 (+7%)	13mo	$94,000	$46	49
4407 Wisner St	0.72mi	3/2.0	1,799 (-6%)	12mo	$28,000	$16	44
4230 Leerda St	0.70mi	4/1.5 (+1)	1,798 (-6%)	14mo	$74,000	$41	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $647
• Equity at exit: $12,152

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $18,444
• Equity at exit: $7,047

Cash invested: $22,820 (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: 6.9×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$427
• Tax est. 1.5%: −$102 /mo · $1,222/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $217

Break-even live

Break-even rent $713

Max offer price $81,500

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.50mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	0.87mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.37mi

Listing history 3 events

1. 2026-06-18
   days on market $81,500 Active 2 DOM
2. 2026-06-16
   remarks 319-char remark
3. 2026-06-16
   listed $81,500 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,856
• − Mortgage interest: −$4,565
• − Property taxes: −$1,222
• − Insurance: −$408
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,371
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,273/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 · 10 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 75. It has a good exterior, interior, and appliances. The home is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $81,500 REALCOMP
• 2026-06-15 Listed $81,500 MiRealSource-MiMLS