1489 Maria St · Flint, MI 48507

$64,900

2 bd · 1.0 ba · 864 sqft · SingleFamily · 87 Days on market

Built 1953 0.28 ac lot $75/sqft · 55% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

Key facts

• Brand new roof
• 0.28 acre lot
• 2 garage spots

Tags

• SPACIOUS TWO CAR GARAGE
• BRAND NEW ROOF

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$144,303) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $65k).
• Recommended offer: $61k (6.0% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 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 $18k; list at $65k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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: 1.48% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (median comp): $144,303
• List price: $64,900
• Delta: -55.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1496 Maria St	0.04mi	3/1.0 (+1)	864 (0%)	0mo	$61,000	$71	93
4243 Moulton Dr	0.20mi	2/1.0	864 (0%)	8mo	$155,000	$179	84
1451 Mark St	0.11mi	3/1.0 (+1)	864 (0%)	21mo	$80,000	$93	72
1446 Stephens Ave	0.67mi	2/1.0	884 (+2%)	2mo	$110,000	$124	63
4076 Carmanwood Dr	0.47mi	2/1.0	925 (+7%)	12mo	$125,000	$135	57
4238 Carmanwood Dr	0.40mi	3/1.0 (+1)	888 (+3%)	20mo	$155,500	$175	55
2029 Gerard St	0.36mi	3/2.0 (+1)	980 (+13%)	3mo	$175,000	$179	50
4208 Bristolwood Dr	0.49mi	2/1.0	925 (+7%)	20mo	$94,900	$103	49
1097 W Buder Ave	0.74mi	2/1.0	760 (-12%)	0mo	$67,500	$89	45
1122 W Scottwood Ave	0.71mi	3/1.0 (+1)	888 (+3%)	15mo	$77,500	$87	45
1096 W Buder Ave	0.75mi	3/1.0 (+1)	906 (+5%)	10mo	$80,000	$88	44
4489 Old Colony Dr	0.62mi	3/1.0 (+1)	950 (+10%)	19mo	$167,000	$176	34

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $2,720
• Equity at exit: $9,677

10-year hold

• IRR: 10.2%
• Equity multiple: 1.68×
• Total profit: $12,304
• 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: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $251

Break-even live

Break-even rent $642

Max offer price $64,900

Occupancy floor 69%

Sensitivity live

Price	-10% $288	-5% $270	+0% $251	+5% $233	+10% $214
Rent	-10% $175	-5% $213	+0% $251	+5% $289	+10% $327
Rate	-1.0pp $284	-0.5pp $268	base $251	+0.5pp $234	+1.0pp $217

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.37mi

Listing history 30 events

1. 2026-06-18
   days on market $64,900 Active 87 DOM
2. 2026-06-17
   days on market $64,900 Active 86 DOM
3. 2026-06-16
   days on market $64,900 Active 85 DOM
4. 2026-06-15
   days on market $64,900 Active 84 DOM
5. 2026-06-14
   days on market $64,900 Active 82 DOM
6. 2026-06-13
   days on market $64,900 Active 81 DOM
7. 2026-06-10
   days on market $64,900 Active 79 DOM
8. 2026-06-09
   days on market $64,900 Active 78 DOM
9. 2026-06-08
   days on market $64,900 Active 77 DOM
10. 2026-06-07
    days on market $64,900 Active 76 DOM
11. 2026-06-05
    days on market $64,900 Active 73 DOM
12. 2026-06-02
    days on market $64,900 Active 71 DOM
13. 2026-06-01
    days on market $64,900 Active 70 DOM
14. 2026-05-31
    days on market $64,900 Active 69 DOM
15. 2026-05-30
    days on market $64,900 Active 68 DOM
16. 2026-04-20
    status Active 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

17. 2026-04-20
    status Active 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

18. 2026-03-20
    status Pending 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

19. 2026-03-20
    status Pending 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

20. 2026-02-20
    listed $64,900 Active 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

21. 2026-02-20
    listed $64,900 Active 932-char remark

    Show marketing remark (932 chars)

    This inviting two-bedroom offers comfort, space, and exciting potential for the right tenant or investor. Featuring a practical layout with generously sized bedrooms and a welcoming living area, the home provides a cozy atmosphere perfect for relaxing or entertaining. The kitchen and bath are fully functional and offer a great opportunity for a little TLC to truly make the space shine. With a touch of updating and a personal flair, this property could easily transform into a standout home. One of the highlights is the spacious two car garage, providing ample room for parking, storage, or even a workshop setup. Adding to its value and peace of mind, the home boasts a brand new roof-an important upgrade that ensures durability and protection for years to come. Comfortable, solid, and full of potential, this occupied rental is ideal for anyone looking for a well-located home with great bones and room to make it their own.

22. 2024-11-24
    historical
23. 2024-11-23
    historical
24. 2024-08-22
    listed $85,000 Active
25. 2024-08-22
    listed $85,000 Active
26. 1993-04-01
    soldstatus $18,500
27. 1993-04-01
    soldstatus $18,500
28. 1993-03-29
    historical
29. 1993-03-25
    listed $18,500
30. 1993-03-25
    listed $18,500

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 5/10 Major FEMA zone X (unshaded) · 48% 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: $11,516
• − Mortgage interest: −$3,635
• − Property taxes: −$1,675
• − Insurance: −$324
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,888
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,498/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• 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

+250.8% since first listed

15 events — show timeline

• 2026-04-20 Relisted — REALCOMP
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-02-20 Listed $64,900 REALCOMP
• 2026-02-20 Listed $64,900 MiRealSource-MiMLS
• 2024-11-24 Listing Removed — MiRealSource-MiMLS
• 2024-11-23 Listing Removed — REALCOMP
• 2024-08-22 Listed $85,000 MiRealSource-MiMLS
• 2024-08-22 Listed $85,000 REALCOMP
• 1993-04-01 Sold (MLS) $18,500 MiRealSource-MiMLS
• 1993-04-01 Sold (MLS) $18,500 REALCOMP
• 1993-03-29 Listing Removed — MiRealSource-MiMLS
• 1993-03-25 Listed $18,500 MiRealSource-MiMLS
• 1993-03-25 Listed $18,500 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $1,675 · +3.1% YoY. Source: county tax records.