1173 Pickwick Pl · Flint, MI 48507

$139,900

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 26 Days on market

Built 1965 0.35 ac lot Est $206k · 32% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• 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

Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1965

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof
• Exterior features: Paved road access; Lot roughly 0.35 acres (85 x 166 x 85 x 166); No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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; 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).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1173 Pickwick Pl	0.00mi	4/2.0	1,716 (0%)	1mo	$145,500	$85	99
4459 Sunderland Pl	0.17mi	4/1.5	1,678 (-2%)	1mo	$225,000	$134	86
1111 Trotwood Ln	0.19mi	4/1.5	1,748 (+2%)	3mo	$249,900	$143	83
1108 Trotwood Ln	0.22mi	3/1.5 (-1)	1,650 (-4%)	5mo	$182,500	$111	72
4418 Ashlawn Dr	0.30mi	3/1.5 (-1)	1,650 (-4%)	4mo	$170,000	$103	70
1256 W Rowland St	0.46mi	3/2.0 (-1)	1,684 (-2%)	4mo	$247,500	$147	68
4444 Carmanwood Dr	0.26mi	3/1.0 (-1)	1,587 (-8%)	3mo	$182,000	$115	64
1376 Williamsburg Rd	0.50mi	3/1.5 (-1)	1,657 (-3%)	1mo	$199,900	$121	63
4277 Ashlawn Dr	0.32mi	3/1.0 (-1)	1,556 (-9%)	4mo	$170,000	$109	57
1085 W Parkwood Ave	0.53mi	3/2.0 (-1)	1,568 (-9%)	3mo	$139,500	$89	54
4505 Old Carriage Rd	0.46mi	3/1.5 (-1)	1,570 (-8%)	4mo	$189,000	$120	54
1424 W Judd Rd	0.53mi	3/1.5 (-1)	1,486 (-13%)	0mo	$206,100	$139	46

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-13,649
• Equity at exit: $20,860

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-11,445
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $210

Break-even live

Break-even rent $1,222

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,499	$0.99	13d	1	0.76mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,675	$2.00	13d	70	0.87mi
4441 Jena Ln Flint, MI	3.0–4.0	2.0	1456	$1,349	$0.93	13d	1	1.20mi

Listing history 26 events

1. 2026-05-21
   status Pending 899-char remark

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

2. 2026-05-21
   status Pending

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

3. 2026-04-28
   historical Accepting Backup Offers 899-char remark

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

4. 2026-04-28
   historical Active Under Contract

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

5. 2026-04-26
   listed $139,900 Active

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

6. 2026-04-26
   listed $139,900 Active 899-char remark

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

7. 2026-04-25
   price $139,900 899-char remark

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

8. 2026-04-24
   price $139,900
9. 2026-04-23
   historical $134,900 899-char remark

   Show marketing remark (899 chars)

   Welcome to 1173 Pickwick Place in Flint Township. This spacious home offers 4 bedrooms, 2 full baths, and over 1,700 square feet, making it a rare opportunity at this price point. Homes in the surrounding area have recently sold a much higher range, many with less square footage, fewer bedrooms, and fewer baths. This creates an excellent opportunity for a buyer to step into immediate value with some cosmetic updates. The layout provides plenty of space for a growing household, with multiple living areas and room to make it your own. With updates such as flooring, paint, and general improvements, this home has strong potential for increased equity. Whether you are looking for a primary residence with room to grow or an investment opportunity, this property offers solid upside in an established neighborhood. Opportunities like this are becoming harder to find. Schedule your showing today.

10. 2010-12-06
    historical
11. 2003-07-15
    soldstatus $140,000
12. 2003-06-20
    soldstatus $140,000
13. 2003-06-20
    soldstatus $140,000
14. 2003-05-19
    historical
15. 2003-05-11
    historical
16. 2003-02-12
    listed $144,900
17. 2003-02-12
    listed $144,900
18. 2003-02-11
    listed $144,900
19. 2002-12-31
    historical
20. 2002-08-28
    listed $149,900
21. 2002-08-28
    listed $149,900
22. 1997-04-30
    soldstatus $107,500
23. 1997-04-30
    soldstatus $107,500
24. 1997-04-04
    historical
25. 1997-03-14
    listed $110,000
26. 1997-03-13
    listed $110,000

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,118 · $177/mo
• Expected delta: +$36/yr (+$3/mo · 1.7%)

ⓘ 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: $17,852
• − Mortgage interest: −$7,837
• − Property taxes: −$2,083
• − Insurance: −$700
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,070
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,443/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

+27.2% since first listed

26 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-04-28 Contingent — MiRealSource-MiMLS
• 2026-04-28 Contingent — REALCOMP
• 2026-04-26 Listed $139,900 REALCOMP
• 2026-04-26 Listed $139,900 MiRealSource-MiMLS
• 2026-04-25 Price Changed $139,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $139,900 REALCOMP
• 2026-04-23 Coming Soon $134,900 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2003-07-15 Sold (Public Records) $140,000 Public Records
• 2003-06-20 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2003-06-20 Sold (MLS) $140,000 REALCOMP
• 2003-05-19 Listing Removed — MiRealSource-MiMLS
• 2003-05-11 Listing Removed — REALCOMP
• 2003-02-12 Listed $144,900 MiRealSource-MiMLS
• 2003-02-12 Listed $144,900 REALCOMP
• 2003-02-11 Listed $144,900 REALCOMP
• 2002-12-31 Listing Removed — MiRealSource-MiMLS
• 2002-08-28 Listed $149,900 MiRealSource-MiMLS
• 2002-08-28 Listed $149,900 REALCOMP
• 1997-04-30 Sold (MLS) $107,500 REALCOMP
• 1997-04-30 Sold (MLS) $107,500 MiRealSource-MiMLS
• 1997-04-04 Listing Removed — MiRealSource-MiMLS
• 1997-03-14 Listed $110,000 MiRealSource-MiMLS
• 1997-03-13 Listed $110,000 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $2,083 · +3.0% YoY. Source: county tax records.