4217 Pengelly Rd · Flint, MI 48507

$85,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 14 Days on market

Built 1950 4,356 sqft lot Est $131k · 35% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in a great area, mostly finished and needs some odds and ends to be complete with your ideas!. 3 Bedroom, 2 full baths. Nice size yard with trees for privacy in the rear. Close to the park and freeway! Home is occupied but showings are easy. Contact me with any questions!

Key facts

• Size yard
• Close to park
• Close to freeway

Tags

• SIZE YARD
• TREES FOR PRIVACY
• CLOSE TO PARK
• CLOSE TO FREEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; No water source listed
• Home design: Single-family residential home; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot dimensions approximately 45 x 100 (0.1 acre)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 29y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $85k implies a 2137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $130,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Mckeighan Ave	0.40mi	3/2.0	1,374 (0%)	1mo	$146,000	$106	77
338 Browning Ave	0.11mi	3/1.0	1,534 (+12%)	2mo	$71,000	$46	74
366 E Atherton Rd	0.25mi	3/2.0	1,274 (-7%)	2mo	$40,000	$31	71
720 Algonquin Ave	0.61mi	3/2.0	1,398 (+2%)	1mo	$165,000	$118	64
913 Macdonald Ave	0.63mi	3/1.0	1,349 (-2%)	5mo	$52,700	$39	63
416 Burroughs Ave	0.19mi	4/2.0 (+1)	1,512 (+10%)	3mo	$155,000	$103	63
1005 Macdonald Ave	0.66mi	3/1.0	1,321 (-4%)	0mo	$140,000	$106	63
4133 Custer Ave	0.16mi	2/1.5 (-1)	1,192 (-13%)	3mo	$114,000	$96	61
1465 Norton St	0.47mi	3/1.5	1,260 (-8%)	5mo	$119,999	$95	58
218 E Livingston Dr	0.55mi	4/1.0 (+1)	1,278 (-7%)	0mo	$30,000	$23	57
810 Macdonald Ave Ave	0.58mi	3/1.5	1,495 (+9%)	6mo	$101,900	$68	51
4424 Cheyenne Ave	0.73mi	3/1.0	1,212 (-12%)	1mo	$76,000	$63	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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-2,416
• Equity at exit: $12,674

10-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $4,087
• 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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$446
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $230

Break-even live

Break-even rent $852

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $278	-5% $254	+0% $230	+5% $206	+10% $182
Rent	-10% $140	-5% $185	+0% $230	+5% $275	+10% $320
Rate	-1.0pp $273	-0.5pp $251	base $230	+0.5pp $208	+1.0pp $185

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.14mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.23mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	0.51mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.58mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	0.63mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.69mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.75mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	1.12mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 14 DOM
2. 2026-06-17
   days on market $85,000 Active 13 DOM
3. 2026-06-16
   days on market $85,000 Active 12 DOM
4. 2026-06-15
   price $85,000 Active 11 DOM
5. 2026-06-15
   days on market $93,000 Active 11 DOM
6. 2026-06-14
   days on market $93,000 Active 9 DOM
7. 2026-06-13
   days on market $93,000 Active 8 DOM
8. 2026-06-10
   days on market $93,000 Active 6 DOM
9. 2026-06-09
   days on market $93,000 Active 5 DOM
10. 2026-06-08
    days on market $93,000 Active 4 DOM
11. 2026-06-07
    days on market $93,000 Active 3 DOM
12. 2026-06-05
    remarks 282-char remark
13. 2026-06-05
    listed $93,000 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/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: $13,710
• − Mortgage interest: −$4,761
• − Property taxes: −$2,299
• − Insurance: −$425
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,473
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,384/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

+116.8% since first listed

24 events — show timeline

• 2026-06-04 Listed $93,000 REALCOMP
• 2026-06-04 Listed $93,000 MiRealSource-MiMLS
• 2024-07-11 Listing Removed — MiRealSource-MiMLS
• 2024-07-11 Listing Removed — REALCOMP
• 2024-07-10 Relisted — MiRealSource-MiMLS
• 2024-07-10 Relisted — REALCOMP
• 2024-05-13 Pending — MiRealSource-MiMLS
• 2024-05-13 Pending — REALCOMP
• 2024-04-26 Listed $29,500 MiRealSource-MiMLS
• 2024-04-26 Listed $29,500 REALCOMP
• 2008-10-11 Sold (MLS) $3,800 MiRealSource-MiMLS
• 2008-10-11 Sold (MLS) $3,800 REALCOMP
• 2008-08-12 Listing Removed — MiRealSource-MiMLS
• 2008-07-25 Listed $7,750 MiRealSource-MiMLS
• 2008-07-25 Listed $7,750 REALCOMP
• 2008-07-14 Listing Removed — MiRealSource-MiMLS
• 2008-07-14 Listing Removed — REALCOMP
• 2008-06-06 Listed $15,500 MiRealSource-MiMLS
• 2008-06-06 Listed $15,500 REALCOMP
• 1997-06-06 Listing Removed — MiRealSource-MiMLS
• 1997-06-04 Sold (MLS) $40,900 REALCOMP
• 1997-06-04 Sold (MLS) $40,900 MiRealSource-MiMLS
• 1997-04-07 Listed $42,900 MiRealSource-MiMLS
• 1997-04-04 Listed $42,900 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $2,299 · -15.4% YoY. Source: county tax records.