1534 Berrywood Ln · Flint, MI 48507

$99,900

3 bd · 1.0 ba · 993 sqft · SingleFamily public records · 21 Days on market

Built 1954 6,098 sqft lot Est $74k · 34% over

---

Why this score? — see what drove the F 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 +14.5/30.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE IS CANCELLED. Welcome to this beautifully remodeled move-in-ready Cape Cod. Fresh updates, thoughtful finishes, and a move-in ready feel greet you from the moment you walk in. This 3 bedroom, 2 bath home features new flooring, fresh paint throughout, and fully updated bathrooms with new vanities, toilets, and bathtub surround. Partially finished basement with new electric panel. Outside you'll find a spacious fenced-in backyard perfect for entertaining and a large 2-car detached garage offering plenty of room for parking and storage. Situated in an up and coming neighborhood, homes like this don't last long. Don't let this gem pass you by!!! Schedule your showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry; Wood siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.14 acres (50 x 120); No pool

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $23 ($270/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (1.3% below list).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $691 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $2k; list at $100k implies a 3896% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $74,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 Crestbrook Ln	0.07mi	3/1.0	969 (-2%)	1mo	$111,000	$115	92
1418 Blueberry Ln	0.12mi	3/1.0	1,045 (+5%)	4mo	$78,000	$75	82
1514 W Atherton Rd	0.14mi	3/1.0	925 (-7%)	2mo	$35,000	$38	80
3312 Renault Dr	0.48mi	3/1.0	988 (-0%)	3mo	$185,000	$187	74
1413 Waldman Ave	0.18mi	3/1.0	903 (-9%)	4mo	$99,900	$111	73
1514 Vermilya Ave	0.33mi	2/1.0 (-1)	952 (-4%)	0mo	$66,000	$69	73
934 Campbell St	0.49mi	3/1.0	924 (-7%)	1mo	$89,000	$96	65
912 Markham St	0.60mi	2/1.0 (-1)	1,020 (+3%)	4mo	$71,000	$70	59
3805 Brunswick Ave	0.57mi	3/1.0	921 (-7%)	4mo	$25,000	$27	58
1105 Lincoln Ave	0.41mi	2/1.0 (-1)	896 (-10%)	2mo	$38,000	$42	58
825 Vermilya Ave	0.69mi	4/1.0 (+1)	1,020 (+3%)	3mo	$30,000	$29	56
3902 Brunswick Ave	0.54mi	3/2.0	1,128 (+14%)	2mo	$123,000	$109	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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-17,588
• Equity at exit: $14,895

10-year hold

• IRR: -19.2%
• Equity multiple: 0.13×
• Total profit: $-24,410
• Equity at exit: $8,638

Cash invested: $27,972 (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: 207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $23

Break-even live

Break-even rent $957

Max offer price $99,900

Occupancy floor 93%

Sensitivity live

Price	-10% $79	-5% $51	+0% $23	+5% $-6	+10% $-34
Rent	-10% $-55	-5% $-16	+0% $23	+5% $61	+10% $100
Rate	-1.0pp $73	-0.5pp $48	base $23	+0.5pp $-3	+1.0pp $-30

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	23d	1	0.21mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	23d	1	0.62mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	0.63mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	0.80mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $99,900 Pending 21 DOM
2. 2026-06-10
   days on market $99,900 Active Under Contract 20 DOM
3. 2026-06-09
   days on market $99,900 Active Under Contract 19 DOM
4. 2026-06-08
   days on market $99,900 Active Under Contract 18 DOM
5. 2026-06-07
   days on market $99,900 Active Under Contract 17 DOM
6. 2026-06-05
   days on market $99,900 Active Under Contract 14 DOM
7. 2026-06-03
   days on market $99,900 Active Under Contract 13 DOM
8. 2026-06-02
   days on market $99,900 Active Under Contract 12 DOM
9. 2026-06-01
   days on market $99,900 Active Under Contract 11 DOM
10. 2026-05-31
    days on market $99,900 Active Under Contract 10 DOM
11. 2026-05-30
    days on market $99,900 Active Under Contract 9 DOM
12. 2026-05-22
    listed $99,900 Active 689-char remark

    Show marketing remark (689 chars)

    OPEN HOUSE IS CANCELLED. Welcome to this beautifully remodeled move-in-ready Cape Cod. Fresh updates, thoughtful finishes, and a move-in ready feel greet you from the moment you walk in. This 3 bedroom, 2 bath home features new flooring, fresh paint throughout, and fully updated bathrooms with new vanities, toilets, and bathtub surround. Partially finished basement with new electric panel. Outside you'll find a spacious fenced-in backyard perfect for entertaining and a large 2-car detached garage offering plenty of room for parking and storage. Situated in an up and coming neighborhood, homes like this don't last long. Don't let this gem pass you by!!! Schedule your showing today!

13. 2026-05-22
    listed $99,900 Active

    Show marketing remark (689 chars)

    OPEN HOUSE IS CANCELLED. Welcome to this beautifully remodeled move-in-ready Cape Cod. Fresh updates, thoughtful finishes, and a move-in ready feel greet you from the moment you walk in. This 3 bedroom, 2 bath home features new flooring, fresh paint throughout, and fully updated bathrooms with new vanities, toilets, and bathtub surround. Partially finished basement with new electric panel. Outside you'll find a spacious fenced-in backyard perfect for entertaining and a large 2-car detached garage offering plenty of room for parking and storage. Situated in an up and coming neighborhood, homes like this don't last long. Don't let this gem pass you by!!! Schedule your showing today!

14. 2026-05-21
    historical $99,900 689-char remark

    Show marketing remark (689 chars)

    OPEN HOUSE IS CANCELLED. Welcome to this beautifully remodeled move-in-ready Cape Cod. Fresh updates, thoughtful finishes, and a move-in ready feel greet you from the moment you walk in. This 3 bedroom, 2 bath home features new flooring, fresh paint throughout, and fully updated bathrooms with new vanities, toilets, and bathtub surround. Partially finished basement with new electric panel. Outside you'll find a spacious fenced-in backyard perfect for entertaining and a large 2-car detached garage offering plenty of room for parking and storage. Situated in an up and coming neighborhood, homes like this don't last long. Don't let this gem pass you by!!! Schedule your showing today!

15. 2012-11-29
    soldstatus $2,500 470-char remark

    Show marketing remark (470 chars)

    3 bedroom, 1 bath home in Flint Schools, 2 car garage, basement. Situated in quiet neighborhood. Priced agressivly for quick sale. Please allow 2-3 business days for seller response. Bank of America or Merrill Lynch Pre-qualification required on all offers. The grantee(s), or purchaser(s), of the property may not re-sell, record an additional conveyance document, or otherwise transfer title to the property within 60 days following the grantor execution of this deed.

16. 2012-11-29
    soldstatus $2,500

    Show marketing remark (470 chars)

    3 bedroom, 1 bath home in Flint Schools, 2 car garage, basement. Situated in quiet neighborhood. Priced agressivly for quick sale. Please allow 2-3 business days for seller response. Bank of America or Merrill Lynch Pre-qualification required on all offers. The grantee(s), or purchaser(s), of the property may not re-sell, record an additional conveyance document, or otherwise transfer title to the property within 60 days following the grantor execution of this deed.

17. 2012-10-19
    historical
18. 2012-07-16
    listed $2,550 470-char remark

    Show marketing remark (470 chars)

    3 bedroom, 1 bath home in Flint Schools, 2 car garage, basement. Situated in quiet neighborhood. Priced agressivly for quick sale. Please allow 2-3 business days for seller response. Bank of America or Merrill Lynch Pre-qualification required on all offers. The grantee(s), or purchaser(s), of the property may not re-sell, record an additional conveyance document, or otherwise transfer title to the property within 60 days following the grantor execution of this deed.

19. 2012-07-16
    listed $2,550

    Show marketing remark (470 chars)

    3 bedroom, 1 bath home in Flint Schools, 2 car garage, basement. Situated in quiet neighborhood. Priced agressivly for quick sale. Please allow 2-3 business days for seller response. Bank of America or Merrill Lynch Pre-qualification required on all offers. The grantee(s), or purchaser(s), of the property may not re-sell, record an additional conveyance document, or otherwise transfer title to the property within 60 days following the grantor execution of this deed.

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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 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: $11,830
• − Mortgage interest: −$5,596
• − Property taxes: −$2,289
• − Insurance: −$500
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,906
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $595/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

+3817.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $99,900 MiRealSource-MiMLS
• 2026-05-22 Listed $99,900 REALCOMP
• 2026-05-21 Coming Soon $99,900 MiRealSource-MiMLS
• 2012-11-29 Sold (MLS) $2,500 MiRealSource-MiMLS
• 2012-11-29 Sold (MLS) $2,500 REALCOMP
• 2012-10-19 Listing Removed — MiRealSource-MiMLS
• 2012-07-16 Listed $2,550 MiRealSource-MiMLS
• 2012-07-16 Listed $2,550 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $2,289 · +2.0% YoY. Source: county tax records.