2832 Begole St · Flint, MI 48504

$35,000

2 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 45 Days on market

Built 1929 5,227 sqft lot Est $30k · 19% over

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

Listing remarks MLS

This two bedroom bungalow offers a convenient large size bedroom on the main floor. A spacious kitchen and a open living area that has plenty of room. The floor plan is functional with a bonus room off of the dining area.

Key facts

• Spacious kitchen
• Bonus room
• Open living area

Tags

• LARGE SIZE BEDROOM
• SPACIOUS KITCHEN
• OPEN LIVING AREA
• BONUS ROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps
• Construction: Brick and aluminum siding exterior; Block foundation
• Exterior features: Paved road access; Lot about 0.12 acres (approx. 50 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 34y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 2.76% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.70%
• DSCR: 3.39
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $29,509
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Winona St	0.21mi	3/1.5 (+1)	1,292 (+1%)	1mo	$30,000	$23	81
2622 Mackin Rd	0.31mi	2/1.0	1,307 (+2%)	9mo	$28,000	$21	75
1909 Welch Blvd	0.14mi	3/1.5 (+1)	1,435 (+12%)	4mo	$28,600	$20	64
2525 Begole St	0.25mi	3/1.5 (+1)	1,134 (-12%)	6mo	$24,000	$21	57
617 W Witherbee St	0.66mi	3/1.0 (+1)	1,330 (+4%)	4mo	$15,525	$12	55
3307 Mackin Rd	0.52mi	3/1.5 (+1)	1,345 (+5%)	9mo	$104,000	$77	54
3210 Emerson St	0.41mi	3/1.5 (+1)	1,120 (-13%)	0mo	$86,500	$77	53
2730 Berkley St	0.48mi	3/1.0 (+1)	1,427 (+11%)	6mo	$69,900	$49	50
2714 Barth St	0.24mi	3/2.0 (+1)	1,092 (-15%)	7mo	$40,000	$37	49
2644 Clio Rd	0.64mi	2/1.5	1,150 (-10%)	4mo	$65,000	$57	48
1101 W Rankin St	0.62mi	2/1.0	1,100 (-14%)	6mo	$25,000	$23	42
523 Grace St	0.69mi	3/1.0 (+1)	1,144 (-11%)	9mo	$24,500	$21	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.28×
• Total profit: $22,326
• Equity at exit: $5,219

10-year hold

• IRR: 57.2%
• Equity multiple: 6.68×
• Total profit: $55,671
• Equity at exit: $3,026

Cash invested: $9,800 (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 48504

• Active inventory: 131
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$184
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $439

Break-even live

Break-even rent $410

Max offer price $35,000

Occupancy floor 50%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.91mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.01mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.04mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.09mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.30mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.30mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.32mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.34mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.37mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.38mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.39mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.43mi

Listing history 46 events

1. 2026-06-18
   days on market $35,000 Active 45 DOM
2. 2026-06-17
   days on market $35,000 Active 44 DOM
3. 2026-06-16
   days on market $35,000 Active 43 DOM
4. 2026-06-15
   days on market $35,000 Active 42 DOM
5. 2026-06-14
   days on market $35,000 Active 40 DOM
6. 2026-06-13
   days on market $35,000 Active 39 DOM
7. 2026-06-10
   pricedays on market $35,000 Active 37 DOM
8. 2026-06-09
   days on market $45,000 Active 36 DOM
9. 2026-06-08
   days on market $45,000 Active 35 DOM
10. 2026-06-07
    days on market $45,000 Active 34 DOM
11. 2026-06-05
    days on market $45,000 Active 31 DOM
12. 2026-06-03
    days on market $45,000 Active 30 DOM
13. 2026-06-02
    days on market $45,000 Active 29 DOM
14. 2026-06-01
    days on market $45,000 Active 28 DOM
15. 2026-05-31
    days on market $45,000 Active 27 DOM
16. 2026-05-30
    days on market $45,000 Active 26 DOM
17. 2026-05-04
    listed $45,000 Active 221-char remark

    Show marketing remark (221 chars)

    This two bedroom bungalow offers a convenient large size bedroom on the main floor. A spacious kitchen and a open living area that has plenty of room. The floor plan is functional with a bonus room off of the dining area.

18. 2026-05-04
    listed $45,000 Active

    Show marketing remark (221 chars)

    This two bedroom bungalow offers a convenient large size bedroom on the main floor. A spacious kitchen and a open living area that has plenty of room. The floor plan is functional with a bonus room off of the dining area.

19. 2026-01-20
    historical
20. 2025-12-11
    listed $49,000 Active
21. 2025-12-11
    listed $49,000 Active
22. 2025-12-09
    historical
23. 2023-07-24
    soldstatus $28,000 Sold
24. 2023-07-24
    soldstatus $28,000 Closed
25. 2023-07-13
    status Pending
26. 2023-07-13
    status Pending
27. 2023-07-10
    historical Accepting Backup Offers
28. 2023-07-10
    historical Accepting Backup Offers
29. 2023-06-09
    price $35,000
30. 2023-06-09
    price $35,000
31. 2023-06-03
    price $38,000
32. 2023-06-03
    price $38,000
33. 2023-05-24
    listed $45,000 Active
34. 2023-05-24
    listed $45,000 Active
35. 2008-01-15
    historical
36. 2008-01-14
    soldstatus $8,000
37. 2008-01-14
    soldstatus $8,000
38. 2007-12-18
    historical
39. 2007-10-17
    listed $19,900
40. 2007-10-16
    listed $9,900
41. 2007-10-16
    listed $9,900
42. 1992-08-25
    historical
43. 1992-08-14
    soldstatus $31,900
44. 1992-08-14
    soldstatus $31,900
45. 1992-04-20
    listed $31,900
46. 1992-04-20
    listed $31,900

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 ≥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: $11,579
• − Mortgage interest: −$1,961
• − Property taxes: −$1,507
• − Insurance: −$175
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,018
• Taxable income: $5,065
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,047/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
• City population: 93,814
• Population (ZIP): 23,873

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+41.1% since first listed

30 events — show timeline

• 2026-05-04 Listed $45,000 REALCOMP
• 2026-05-04 Listed $45,000 MiRealSource-MiMLS
• 2026-01-20 Listing Removed — MiRealSource-MiMLS
• 2025-12-11 Listed $49,000 MiRealSource-MiMLS
• 2025-12-11 Listed $49,000 REALCOMP
• 2025-12-09 Coming Soon — MiRealSource-MiMLS
• 2023-07-24 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2023-07-24 Sold (MLS) $28,000 REALCOMP
• 2023-07-13 Pending — MiRealSource-MiMLS
• 2023-07-13 Pending — REALCOMP
• 2023-07-10 Contingent — MiRealSource-MiMLS
• 2023-07-10 Contingent — REALCOMP
• 2023-06-09 Price Changed $35,000 MiRealSource-MiMLS
• 2023-06-09 Price Changed $35,000 REALCOMP
• 2023-06-03 Price Changed $38,000 MiRealSource-MiMLS
• 2023-06-03 Price Changed $38,000 REALCOMP
• 2023-05-24 Listed $45,000 MiRealSource-MiMLS
• 2023-05-24 Listed $45,000 REALCOMP
• 2008-01-15 Listing Removed — REALCOMP
• 2008-01-14 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2008-01-14 Sold (MLS) $8,000 REALCOMP
• 2007-12-18 Listing Removed — MiRealSource-MiMLS
• 2007-10-17 Listed $19,900 REALCOMP
• 2007-10-16 Listed $9,900 MiRealSource-MiMLS
• 2007-10-16 Listed $9,900 REALCOMP
• 1992-08-25 Listing Removed — MiRealSource-MiMLS
• 1992-08-14 Sold (MLS) $31,900 REALCOMP
• 1992-08-14 Sold (MLS) $31,900 MiRealSource-MiMLS
• 1992-04-20 Listed $31,900 REALCOMP
• 1992-04-20 Listed $31,900 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $1,507 · +1.8% YoY. Source: county tax records.