1826 Greenbrook Ln · Flint, MI 48507

$75,000

3 bd · 1.0 ba · 905 sqft · SingleFamily public records · 19 Days on market

Built 1955 4,792 sqft lot Est $63k · 18% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• 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

Welcome to this charming 3-bedroom, 1-bath ranch nestled in one of Flint's desirable neighborhoods. Perfect for first-time buyers or those looking to downsize, this home offers an inviting open floor plan with endless potential to make it your own. The spacious living area is filled with natural light, creating a warm and welcoming atmosphere. Outside, you'll find a generously sized open backyard with a picturesque wooded view, offering a serene setting for relaxation or entertaining. The 2-car garage provides ample storage and convenience. With a little TLC, this home can be transformed into your dream space. Don't miss this opportunity to invest in a property with great potential in a fantastic location!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

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 at typical pace (median 22d 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 $519 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

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.31% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $63,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 Crestbrook Ln	0.13mi	3/1.0	969 (+7%)	1mo	$111,000	$115	81
1514 W Atherton Rd	0.32mi	3/1.0	925 (+2%)	2mo	$35,000	$38	80
1413 Waldman Ave	0.36mi	3/1.0	903 (-0%)	4mo	$99,900	$111	80
934 Campbell St	0.58mi	3/1.0	924 (+2%)	1mo	$89,000	$96	68
3312 Renault Dr	0.30mi	3/1.0	988 (+9%)	3mo	$185,000	$187	68
1105 Lincoln Ave	0.56mi	2/1.0 (-1)	896 (-1%)	2mo	$38,000	$42	66
3805 Brunswick Ave	0.66mi	3/1.0	921 (+2%)	4mo	$25,000	$27	63
1514 Vermilya Ave	0.51mi	2/1.0 (-1)	952 (+5%)	0mo	$66,000	$69	62
1446 Stephens Ave	0.59mi	2/1.0 (-1)	884 (-2%)	2mo	$110,000	$124	62
1125 Ingleside Ave	0.33mi	2/1.0 (-1)	771 (-15%)	2mo	$7,500	$10	53
1225 Vermilya Ave	0.54mi	2/1.0 (-1)	831 (-8%)	5mo	$15,000	$18	52
912 Markham St	0.57mi	2/1.0 (-1)	1,020 (+13%)	4mo	$71,000	$70	44

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-174
• Equity at exit: $11,183

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $7,919
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $233

Break-even live

Break-even rent $691

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $275	-5% $254	+0% $233	+5% $212	+10% $190
Rent	-10% $155	-5% $194	+0% $233	+5% $272	+10% $311
Rate	-1.0pp $271	-0.5pp $252	base $233	+0.5pp $214	+1.0pp $194

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: $18,750
• Closing costs: $2,250
• 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	22d	1	0.43mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.69mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.73mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.83mi

Listing history 7 events

1. 2025-04-23
   status Pending
2. 2025-04-09
   historical
3. 2024-12-17
   status Pending
4. 2024-09-03
   status Pending

   Show marketing remark (715 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch nestled in one of Flint's desirable neighborhoods. Perfect for first-time buyers or those looking to downsize, this home offers an inviting open floor plan with endless potential to make it your own. The spacious living area is filled with natural light, creating a warm and welcoming atmosphere. Outside, you'll find a generously sized open backyard with a picturesque wooded view, offering a serene setting for relaxation or entertaining. The 2-car garage provides ample storage and convenience. With a little TLC, this home can be transformed into your dream space. Don't miss this opportunity to invest in a property with great potential in a fantastic location!

5. 2024-09-03
   status Pending 715-char remark

   Show marketing remark (715 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch nestled in one of Flint's desirable neighborhoods. Perfect for first-time buyers or those looking to downsize, this home offers an inviting open floor plan with endless potential to make it your own. The spacious living area is filled with natural light, creating a warm and welcoming atmosphere. Outside, you'll find a generously sized open backyard with a picturesque wooded view, offering a serene setting for relaxation or entertaining. The 2-car garage provides ample storage and convenience. With a little TLC, this home can be transformed into your dream space. Don't miss this opportunity to invest in a property with great potential in a fantastic location!

6. 2024-08-15
   listed $75,000 Active

   Show marketing remark (715 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch nestled in one of Flint's desirable neighborhoods. Perfect for first-time buyers or those looking to downsize, this home offers an inviting open floor plan with endless potential to make it your own. The spacious living area is filled with natural light, creating a warm and welcoming atmosphere. Outside, you'll find a generously sized open backyard with a picturesque wooded view, offering a serene setting for relaxation or entertaining. The 2-car garage provides ample storage and convenience. With a little TLC, this home can be transformed into your dream space. Don't miss this opportunity to invest in a property with great potential in a fantastic location!

7. 2024-08-15
   listed $75,000 Active 715-char remark

   Show marketing remark (715 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch nestled in one of Flint's desirable neighborhoods. Perfect for first-time buyers or those looking to downsize, this home offers an inviting open floor plan with endless potential to make it your own. The spacious living area is filled with natural light, creating a warm and welcoming atmosphere. Outside, you'll find a generously sized open backyard with a picturesque wooded view, offering a serene setting for relaxation or entertaining. The 2-car garage provides ample storage and convenience. With a little TLC, this home can be transformed into your dream space. Don't miss this opportunity to invest in a property with great potential in a fantastic location!

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,453 · $121/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: $11,827
• − Mortgage interest: −$4,201
• − Property taxes: −$1,453
• − Insurance: −$375
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,182
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,382/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

+0.0% since first listed

7 events — show timeline

• 2025-04-23 Pending — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-09-03 Pending — REALCOMP
• 2024-09-03 Pending — MiRealSource-MiMLS
• 2024-08-15 Listed $75,000 MiRealSource-MiMLS
• 2024-08-15 Listed $75,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $1,453 · +1.8% YoY. Source: county tax records.