1214 Root St · Flint, MI 48503

$89,900

5 bd · 1.5 ba · 1,455 sqft · SingleFamily public records · 86 Days on market

Built 1900 5,663 sqft lot Est $159k · 43% 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Investment Opportunity !! This Pre-Historic Home offers 3 Floors, 5 Bedrooms 1 Full, and (1) 1/2 Bath, plus a fully Fenced in yard. Home is genuinely located in walking distance to Downtown Flint. Perfect spot for all Festivities held in Downtown Flint. MTA is in route. Plenty of restaurants and small local business. This home would be a great Group Home. High demand location with consistent Rental appeal. Ideal for Investors seeking Cash-Flow potential in a Walkable urban corridor. Schedule your showing before this opportunity is gone !!!

Key facts

• High demand location
• Cash-flow potential
• Fully fenced in yard

Tags

• FULLY FENCED IN YARD
• HIGH DEMAND LOCATION
• CONSISTENT RENTAL APPEAL
• CASH-FLOW POTENTIAL
• WALKABLE URBAN CORRIDOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Entry at ground level with steps
• Construction: Vinyl siding; Below-grade finished area present
• Exterior features: Paved road access; Asphalt roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 7 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 11.5% in Flint — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+12.3%/yr); 136 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% of the median local income ($44k/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 $622 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.55%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $158,595
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Avenue A	0.18mi	6/2.0 (+1)	1,520 (+4%)	19mo	$13,500	$9	62
1320 Avenue A	0.10mi	4/2.0 (-1)	1,655 (+14%)	10mo	$180,000	$109	57
218 E Wood St	0.30mi	4/2.0 (-1)	1,642 (+13%)	11mo	$182,000	$111	49
167 E Hamilton Ave	0.71mi	4/1.0 (-1)	1,505 (+3%)	15mo	$9,900	$7	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.36×
• Total profit: $34,179
• Equity at exit: $13,404

10-year hold

• IRR: 40.3%
• Equity multiple: 5.71×
• Total profit: $118,448
• Equity at exit: $7,773

Cash invested: $25,172 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $641

Break-even live

Break-even rent $695

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $692	-5% $666	+0% $641	+5% $615	+10% $590
Rent	-10% $522	-5% $581	+0% $641	+5% $700	+10% $760
Rate	-1.0pp $686	-0.5pp $664	base $641	+0.5pp $617	+1.0pp $594

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $89,900 Active 86 DOM
2. 2026-06-18
   days on market $89,900 Active 83 DOM
3. 2026-06-17
   days on market $89,900 Active 82 DOM
4. 2026-06-16
   days on market $89,900 Active 81 DOM
5. 2026-06-15
   days on market $89,900 Active 80 DOM
6. 2026-06-14
   days on market $89,900 Active 78 DOM
7. 2026-06-13
   pricedays on market $89,900 Active 77 DOM
8. 2026-06-10
   days on market $109,000 Active 75 DOM
9. 2026-06-09
   days on market $109,000 Active 74 DOM
10. 2026-06-08
    days on market $109,000 Active 73 DOM
11. 2026-06-07
    days on market $109,000 Active 72 DOM
12. 2026-06-05
    days on market $109,000 Active 69 DOM
13. 2026-06-03
    days on market $109,000 Active 68 DOM
14. 2026-06-02
    days on market $109,000 Active 67 DOM
15. 2026-06-01
    days on market $109,000 Active 66 DOM
16. 2026-05-31
    days on market $109,000 Active 65 DOM
17. 2026-05-30
    remarks 552-char remark

    Show marketing remark (551 chars)

    Prime Investment Opportunity !! This Pre-Historic Home offers 3 Floors, 5 Bedrooms 1 Full, and (1) 1/2 Bath, plus a fully Fenced in yard. Home is genuinely located in walking distance to Downtown Flint. Perfect spot for all Festivities held in Downtown Flint. MTA is in route. Plenty of restaurants and small local business. This home would be a great Group Home. High demand location with consistent Rental appeal. Ideal for Investors seeking Cash-Flow potential in a Walkable urban corridor. Schedule your showing before this opportunity is gone !!!

18. 2026-05-30
    listed $109,000 Active 64 DOM

    Show marketing remark (551 chars)

    Prime Investment Opportunity !! This Pre-Historic Home offers 3 Floors, 5 Bedrooms 1 Full, and (1) 1/2 Bath, plus a fully Fenced in yard. Home is genuinely located in walking distance to Downtown Flint. Perfect spot for all Festivities held in Downtown Flint. MTA is in route. Plenty of restaurants and small local business. This home would be a great Group Home. High demand location with consistent Rental appeal. Ideal for Investors seeking Cash-Flow potential in a Walkable urban corridor. Schedule your showing before this opportunity is gone !!!

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: +$452/yr (+$38/mo · 93.8%)

ⓘ 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: $18,072
• − Mortgage interest: −$5,036
• − Property taxes: −$481
• − Insurance: −$450
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,615
• Taxable income: $6,599
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $6,105/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-30 Relisted — MiRealSource-MiMLS
• 2026-05-30 Relisted — REALCOMP
• 2026-04-05 Listing Removed — MiRealSource-MiMLS
• 2026-01-24 Listed $109,000 REALCOMP
• 2026-01-24 Listed $109,000 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $481 · +1.0% YoY. Source: county tax records.