4305 Pengelly Rd · Flint, MI 48507

$79,900

2 bd · 1.5 ba · 724 sqft · SingleFamily public records · 4 Days on market

Built 1950 4,356 sqft lot Est $77k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• ARV discount +5.6/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great, 2 bedroom, 1.5 bath ranch ready for you to move right in!! Crisp and clean with neutral colors and vinyl plank flooring throughout. Situated on a nice lot with fenced backyard, mature trees, shed and a deck for relaxing or entertaining. Won't last long. .. .call for your private appointment today!

Key facts

• Deck for relaxing
• Shed
• Fenced backyard

Tags

• FENCED BACKYARD
• MATURE TREES
• DECK FOR RELAXING
• SHED

Property features AI

Finance

• Other: Paved road access; Subdivision: DIXIELAND; Directions: South of Atherton, East of Saginaw
• Financial info: Tax details not included
• HOA & community: HOA information not specified

Exterior

• Parking: No garage
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built on lot approximately 0.1 acres (45 x 100)
• Exterior features: Deck; Back yard fencing (fenced); Shed(s)

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full, partially finished basement; Total of 4 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $80k).
• Cap rate 8.6% 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.
• 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 soft (-1.0%/yr); 206 active listings in the ZIP; 4 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 $552 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.
• Current owner paid $49k; list at $80k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1950 — 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: 1.10% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $76,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 Mckeighan Ave	0.29mi	2/1.0	718 (-1%)	1mo	$90,000	$125	82
1475 Wells St	0.49mi	2/1.0	723 (-0%)	2mo	$89,900	$124	73
621 Lochhead Ave	0.37mi	2/1.0	680 (-6%)	4mo	$72,000	$106	67
1388 Carman St	0.66mi	2/1.0	723 (-0%)	3mo	$84,650	$117	65
602 Buckingham Ave	0.39mi	2/1.0	798 (+10%)	9mo	$39,000	$49	56
3517 Fern Ave	0.73mi	2/1.0	680 (-6%)	0mo	$98,000	$144	53
1377 Allen St	0.55mi	2/1.0	630 (-13%)	1mo	$72,000	$114	50
2291 Kenneth St	0.67mi	1/1.0 (-1)	674 (-7%)	0mo	$23,500	$35	50
2053 E Whittemore Ave	0.75mi	2/1.0	756 (+4%)	10mo	$80,000	$106	48
1471 James St	0.62mi	1/1.0 (-1)	772 (+7%)	8mo	$68,000	$88	46
1325 Norton St	0.68mi	2/1.0	792 (+9%)	6mo	$64,900	$82	46
1409 James St	0.69mi	2/1.0	818 (+13%)	3mo	$76,000	$93	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-5,584
• Equity at exit: $11,913

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-2,010
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.6×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $156

Break-even live

Break-even rent $682

Max offer price $79,900

Occupancy floor 77%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	0.64mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	1.00mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.08mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.44mi

Listing history 5 events

1. 2026-06-09
   status $79,900 Pending 4 DOM
2. 2026-06-08
   days on market $79,900 Active 4 DOM
3. 2026-06-07
   days on market $79,900 Active 3 DOM
4. 2026-06-05
   remarks 308-char remark
5. 2026-06-05
   listed $79,900 Active 1 DOM

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$96/yr (+$8/mo · 9.2%)

ⓘ 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 ≥97°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: $10,554
• − Mortgage interest: −$4,476
• − Property taxes: −$1,039
• − Insurance: −$400
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,324
• Taxable income: $628
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $1,721/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): 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

+51.0% since first listed

14 events — show timeline

• 2026-06-04 Listed $79,900 MiRealSource-MiMLS
• 2026-06-04 Listed $79,900 REALCOMP
• 2016-11-28 Pending — MiRealSource-MiMLS
• 2016-01-14 Listed $15,000 MiRealSource-MiMLS
• 2016-01-14 Listed $15,000 REALCOMP
• 1998-04-02 Sold (MLS) $49,000 MiRealSource-MiMLS
• 1998-04-02 Sold (MLS) $49,000 REALCOMP
• 1998-02-19 Listing Removed — MiRealSource-MiMLS
• 1997-10-24 Listed $49,900 MiRealSource-MiMLS
• 1997-10-24 Listed $49,900 REALCOMP
• 1997-10-10 Listing Removed — REALCOMP
• 1997-10-10 Listing Removed — MiRealSource-MiMLS
• 1997-07-10 Listed $52,900 REALCOMP
• 1997-07-10 Listed $52,900 MiRealSource-MiMLS

Property tax history

+2.2%/yr

Latest (2025): $1,039 · +1.7% YoY. Source: county tax records.