2005 Pierce St · Flint, MI 48503

$85,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 2 Days on market

Built 1939 5,227 sqft lot Est $88k · 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 +21.6/30.0
• ARV discount +9.1/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

Beautiful well maintained 2-bedroom Cape Cod located in the Historic College Cultural Neighborhood. This home features lots of original character throughout and is equipped with hardwood floors, new windows, and A/C. Centrally located within walking distance of Mott Community College, Flint Cultural Center, and Downtown Flint.

Key facts

• A/c
• Hardwood floors
• New windows

Tags

• HARDWOOD FLOORS
• NEW WINDOWS
• A/C

Property features AI

Finance

• Other: Above-grade finished area approximately 1,036
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; One and one-half story
• Construction: Wood siding; Built with traditional wood-frame construction
• Exterior features: Shed(s); Lot dimensions approximately 51 x 99 x 50 x 99

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Wood-burning fireplace; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $85k).
• 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: 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 rising fast (+12.3%/yr); 136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1939 — 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: 1.03% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $88,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 Calumet St	0.24mi	2/1.0	980 (-5%)	7mo	$125,000	$128	74
420 S Lynch St	0.39mi	2/1.0	1,080 (+4%)	2mo	$69,900	$65	72
607 Chalmers St	0.40mi	2/1.0	1,046 (+1%)	10mo	$90,000	$86	71
301 Chandler St	0.46mi	3/1.0 (+1)	1,008 (-3%)	1mo	$127,000	$126	69
930 Belmont Ave	0.56mi	2/1.0	1,083 (+4%)	6mo	$22,300	$21	61
814 S Franklin Ave	0.12mi	3/2.0 (+1)	1,134 (+10%)	11mo	$70,000	$62	61
1702 Nebraska Ave	0.67mi	2/1.0	998 (-4%)	10mo	$28,000	$28	55
1809 Kentucky Ave	0.72mi	3/1.0 (+1)	1,038 (+0%)	10mo	$24,000	$23	53
601 Chalmers St	0.40mi	3/1.0 (+1)	926 (-11%)	8mo	$78,500	$85	52
306 Lafayette St	0.42mi	2/1.0	900 (-13%)	9mo	$100,000	$111	51
920 Belmont Ave	0.59mi	2/1.0	927 (-10%)	8mo	$130,000	$140	48
2301 Kansas Ave	0.64mi	3/1.0 (+1)	900 (-13%)	10mo	$4,900	$5	35

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-923
• Equity at exit: $12,674

10-year hold

• IRR: 13.3%
• Equity multiple: 2.30×
• Total profit: $30,889
• Equity at exit: $7,349

Cash invested: $23,800 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$446
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $129

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $177	-5% $153	+0% $129	+5% $105	+10% $81
Rent	-10% $60	-5% $94	+0% $129	+5% $164	+10% $198
Rate	-1.0pp $172	-0.5pp $151	base $129	+0.5pp $107	+1.0pp $84

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	15d	1	0.49mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	15d	1	0.87mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	22d	1	1.00mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	15d	1	1.14mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	15d	1	1.16mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	15d	4	1.24mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $85,000 Pending 2 DOM
2. 2026-06-18
   remarks 328-char remark

   Show marketing remark (328 chars)

   Beautiful well maintained 2-bedroom Cape Cod located in the Historic College Cultural Neighborhood. This home features lots of original character throughout and is equipped with hardwood floors, new windows, and A/C. Centrally located within walking distance of Mott Community College, Flint Cultural Center, and Downtown Flint.

3. 2026-06-18
   listed $85,000 Active 1 DOM

   Show marketing remark (328 chars)

   Beautiful well maintained 2-bedroom Cape Cod located in the Historic College Cultural Neighborhood. This home features lots of original character throughout and is equipped with hardwood floors, new windows, and A/C. Centrally located within walking distance of Mott Community College, Flint Cultural Center, and Downtown Flint.

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,156 · $96/mo
• Expected delta: +$153/yr (+$13/mo · 15.2%)

ⓘ 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: $10,538
• − Mortgage interest: −$4,761
• − Property taxes: −$1,004
• − Insurance: −$425
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,473
• Taxable income: $189
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,502/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

2 events — show timeline

• 2026-06-18 Listed $85,000 REALCOMP
• 2026-06-18 Listed $85,000 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $1,004 · +1.6% YoY. Source: county tax records.