846 W Hemphill Rd · Flint, MI 48507

$84,900

3 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 136 Days on market

Built 1959 5,663 sqft lot Est $83k · 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• ARV discount +6.4/15.0
• 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

Welcome to 846 W Hemphill Rd! The home has been completely remodeled! No work necessary - just move in and unpack! This cute bungalow offers 3 bedrooms and one full bath! The home is bright and airy with a nice size living room! The kitchen offers an abundance of cabinets with plenty of prep space for making your meals! The unfinished basement is perfect for storage or additional family space! There is a nice deck on the back of the home to enjoy the warmer days and storage shed for your outdoor equipment! Great starter home or for someone looking to downsize. Close to all amenities and priced to sell!

Key facts

• Completely remodeled
• Nice deck
• Unfinished basement

Tags

• COMPLETELY REMODELED
• ABUNDANCE OF CABINETS
• NICE DECK
• STORAGE SHED
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (50 x 114.86)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Five 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 $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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; 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 $587 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 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.24% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $82,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1186 E Decamp St	0.24mi	3/1.0	1,100 (+1%)	4mo	$84,000	$76	84
939 Ingleside Ave	0.15mi	3/1.0	1,144 (+5%)	1mo	$74,999	$66	84
912 Markham St	0.07mi	2/1.0 (-1)	1,020 (-6%)	4mo	$71,000	$70	78
612 Alvord Ave	0.45mi	3/1.0	1,082 (-1%)	4mo	$76,500	$71	74
3902 Brunswick Ave	0.43mi	3/2.0	1,128 (+3%)	2mo	$123,000	$109	68
1228 Leland St	0.51mi	3/1.0	1,047 (-4%)	5mo	$67,500	$64	65
1418 Blueberry Ln	0.55mi	3/1.0	1,045 (-4%)	4mo	$78,000	$75	64
737 Campbell St	0.45mi	3/1.0	947 (-13%)	4mo	$84,700	$89	53
3312 Renault Dr	0.65mi	3/1.0	988 (-9%)	3mo	$185,000	$187	52
825 Vermilya Ave	0.68mi	4/1.0 (+1)	1,020 (-6%)	3mo	$30,000	$29	50
727 Waldman Ave	0.56mi	3/1.0	956 (-12%)	5mo	$79,600	$83	49
1902 Crestbrook Ln	0.68mi	3/1.0	969 (-11%)	1mo	$111,000	$115	49

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,511
• Equity at exit: $12,659

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $4,399
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$445
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $225

Break-even live

Break-even rent $772

Max offer price $84,900

Occupancy floor 74%

Sensitivity live

Price	-10% $273	-5% $249	+0% $225	+5% $201	+10% $177
Rent	-10% $141	-5% $183	+0% $225	+5% $266	+10% $308
Rate	-1.0pp $267	-0.5pp $246	base $225	+0.5pp $203	+1.0pp $180

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.18mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.26mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.53mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.74mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	1.11mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	14d	1	1.22mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.24mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.41mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.44mi

Listing history 32 events

1. 2026-06-18
   days on market $84,900 Active 136 DOM
2. 2026-06-17
   days on market $84,900 Active 135 DOM
3. 2026-06-16
   days on market $84,900 Active 134 DOM
4. 2026-06-15
   days on market $84,900 Active 133 DOM
5. 2026-06-14
   days on market $84,900 Active 131 DOM
6. 2026-06-13
   days on market $84,900 Active 130 DOM
7. 2026-06-10
   days on market $84,900 Active 128 DOM
8. 2026-06-09
   days on market $84,900 Active 127 DOM
9. 2026-06-08
   days on market $84,900 Active 126 DOM
10. 2026-06-07
    days on market $84,900 Active 125 DOM
11. 2026-06-05
    days on market $84,900 Active 122 DOM
12. 2026-06-03
    days on market $84,900 Active 121 DOM
13. 2026-06-02
    days on market $84,900 Active 120 DOM
14. 2026-06-01
    days on market $84,900 Active 119 DOM
15. 2026-05-31
    days on market $84,900 Active 118 DOM
16. 2026-05-30
    days on market $84,900 Active 117 DOM
17. 2026-04-17
    price $84,900 609-char remark

    Show marketing remark (609 chars)

    Welcome to 846 W Hemphill Rd! The home has been completely remodeled! No work necessary - just move in and unpack! This cute bungalow offers 3 bedrooms and one full bath! The home is bright and airy with a nice size living room! The kitchen offers an abundance of cabinets with plenty of prep space for making your meals! The unfinished basement is perfect for storage or additional family space! There is a nice deck on the back of the home to enjoy the warmer days and storage shed for your outdoor equipment! Great starter home or for someone looking to downsize. Close to all amenities and priced to sell!

18. 2026-04-16
    price $84,900
19. 2026-02-26
    price $88,900 609-char remark

    Show marketing remark (609 chars)

    Welcome to 846 W Hemphill Rd! The home has been completely remodeled! No work necessary - just move in and unpack! This cute bungalow offers 3 bedrooms and one full bath! The home is bright and airy with a nice size living room! The kitchen offers an abundance of cabinets with plenty of prep space for making your meals! The unfinished basement is perfect for storage or additional family space! There is a nice deck on the back of the home to enjoy the warmer days and storage shed for your outdoor equipment! Great starter home or for someone looking to downsize. Close to all amenities and priced to sell!

20. 2026-02-25
    price $88,900
21. 2026-02-02
    listed $89,900 Active

    Show marketing remark (609 chars)

    Welcome to 846 W Hemphill Rd! The home has been completely remodeled! No work necessary - just move in and unpack! This cute bungalow offers 3 bedrooms and one full bath! The home is bright and airy with a nice size living room! The kitchen offers an abundance of cabinets with plenty of prep space for making your meals! The unfinished basement is perfect for storage or additional family space! There is a nice deck on the back of the home to enjoy the warmer days and storage shed for your outdoor equipment! Great starter home or for someone looking to downsize. Close to all amenities and priced to sell!

22. 2026-02-02
    listed $89,900 Active 609-char remark

    Show marketing remark (609 chars)

    Welcome to 846 W Hemphill Rd! The home has been completely remodeled! No work necessary - just move in and unpack! This cute bungalow offers 3 bedrooms and one full bath! The home is bright and airy with a nice size living room! The kitchen offers an abundance of cabinets with plenty of prep space for making your meals! The unfinished basement is perfect for storage or additional family space! There is a nice deck on the back of the home to enjoy the warmer days and storage shed for your outdoor equipment! Great starter home or for someone looking to downsize. Close to all amenities and priced to sell!

23. 2015-11-11
    historical
24. 2015-11-11
    historical
25. 2014-09-18
    listed $14,750
26. 2014-09-18
    listed $14,750
27. 2002-09-30
    soldstatus $71,500
28. 2002-09-20
    soldstatus $71,374
29. 2002-09-20
    soldstatus $71,374
30. 2002-09-02
    historical
31. 2002-06-11
    listed $68,500
32. 2002-06-11
    listed $68,500

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $1,554 · $129/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: $12,681
• − Mortgage interest: −$4,756
• − Property taxes: −$1,554
• − Insurance: −$424
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,470
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,349/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

+23.9% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $84,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $84,900 REALCOMP
• 2026-02-26 Price Changed $88,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $88,900 REALCOMP
• 2026-02-02 Listed $89,900 REALCOMP
• 2026-02-02 Listed $89,900 MiRealSource-MiMLS
• 2015-11-11 Listing Removed — MiRealSource-MiMLS
• 2015-11-11 Listing Removed — REALCOMP
• 2014-09-18 Listed $14,750 MiRealSource-MiMLS
• 2014-09-18 Listed $14,750 REALCOMP
• 2002-09-30 Sold (Public Records) $71,500 Public Records
• 2002-09-20 Sold (MLS) $71,374 REALCOMP
• 2002-09-20 Sold (MLS) $71,374 MiRealSource-MiMLS
• 2002-09-02 Listing Removed — MiRealSource-MiMLS
• 2002-06-11 Listed $68,500 REALCOMP
• 2002-06-11 Listed $68,500 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $1,554 · +1.8% YoY. Source: county tax records.