1727 Briarwood Dr · Flint, MI 48507

$94,900

3 bd · 1.5 ba · 1,203 sqft · SingleFamily public records · 240 Days on market

Built 1954 7,405 sqft lot Est $70k · 36% over ↓ 12% since listing

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Why this score? — see what drove the D 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

Key facts

• Bonus room
• Patio
• Fenced in yard

Tags

• FENCED IN YARD
• LIVING ROOM WITH FIREPLACE
• BONUS ROOM
• PATIO
• ESTABLISHED NEIGHBORHOOD
• MATURE TREES

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached paved parking/garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum and wood siding; Slab foundation; Built area above grade: 1,205 square feet
• Exterior features: Patio; Fenced yard; Shed(s)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Fireplace in the living room; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $656 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 240 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $69,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Vermilya Ave	0.34mi	4/2.0 (+1)	1,152 (-4%)	0mo	$55,000	$48	70
1523 Waldman St	0.34mi	2/1.0 (-1)	1,179 (-2%)	6mo	$125,000	$106	69
1809 Crestbrook Ln	0.53mi	3/1.5	1,240 (+3%)	5mo	$100,000	$81	66
1406 Lincoln Ave	0.35mi	3/1.0	1,106 (-8%)	9mo	$59,000	$53	61
1212 Crawford St	0.63mi	3/1.5	1,281 (+6%)	5mo	$50,000	$39	56
4202 Park Forest Dr	0.62mi	2/1.5 (-1)	1,280 (+6%)	2mo	$73,900	$58	54
2115 Radcliffe Ave	0.64mi	3/1.5	1,325 (+10%)	3mo	$159,000	$120	51
1418 Blueberry Ln	0.55mi	3/1.0	1,045 (-13%)	4mo	$78,000	$75	47
1228 Leland St	0.57mi	3/1.0	1,047 (-13%)	5mo	$67,500	$64	45
4302 Huckleberry Ln	0.61mi	3/1.0	1,366 (+14%)	2mo	$32,500	$24	45
4518 Huckleberry Ln	0.74mi	3/1.5	1,319 (+10%)	6mo	$69,090	$52	45
905 Victoria Ave	0.74mi	3/1.0	1,060 (-12%)	9mo	$19,000	$18	36

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-8,877
• Equity at exit: $14,150

10-year hold

• IRR: -4.7%
• Equity multiple: 0.74×
• Total profit: $-7,020
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$498
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $149

Break-even live

Break-even rent $832

Max offer price $94,900

Occupancy floor 80%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.34mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.77mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.98mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.00mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.08mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $94,900 Active 240 DOM
2. 2026-06-17
   days on market $94,900 Active 239 DOM
3. 2026-06-16
   days on market $94,900 Active 238 DOM
4. 2026-06-15
   days on market $94,900 Active 237 DOM
5. 2026-06-14
   days on market $94,900 Active 235 DOM
6. 2026-06-13
   days on market $94,900 Active 234 DOM
7. 2026-06-10
   days on market $94,900 Active 232 DOM
8. 2026-06-09
   days on market $94,900 Active 231 DOM
9. 2026-06-08
   days on market $94,900 Active 230 DOM
10. 2026-06-07
    remarks 297-char remark
11. 2026-06-07
    days on market $94,900 Active 229 DOM
12. 2026-06-03
    days on market $94,900 Active 226 DOM
13. 2026-06-02
    days on market $94,900 Active 225 DOM
14. 2026-06-01
    days on market $94,900 Active 224 DOM
15. 2026-05-31
    days on market $94,900 Active 223 DOM
16. 2026-05-30
    days on market $94,900 Active 222 DOM
17. 2026-04-18
    price $94,900 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

18. 2026-04-17
    price $94,900
19. 2026-04-16
    price $95,000 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

20. 2026-04-15
    price $95,000
21. 2026-03-31
    status Active

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

22. 2026-03-31
    status Active 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

23. 2026-03-31
    historical 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

24. 2026-03-31
    historical

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

25. 2026-03-17
    price $97,500 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

26. 2026-03-17
    price $97,500

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

27. 2025-12-17
    price $99,500 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

28. 2025-12-17
    price $99,500

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

29. 2025-11-18
    price $102,500 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

30. 2025-11-17
    price $102,500
31. 2025-10-20
    listed $107,500 Active

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

32. 2025-10-20
    listed $107,500 Active 282-char remark

    Show marketing remark (282 chars)

    No Stairs Must See this Convenient and Accessible home. First floor Laundry. Formal dining with eat-in kitchen Firelit Living room with extra TV Room. Private fenced in yard. Established neighborhood with beautiful mature trees. Immediate possession. 2 minutes from I75/US23 and I69

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$9/yr (+$1/mo · 0.6%)

ⓘ 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: $12,247
• − Mortgage interest: −$5,316
• − Property taxes: −$1,443
• − Insurance: −$474
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,761
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,715/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

-11.7% since first listed

16 events — show timeline

• 2026-04-18 Price Changed $94,900 MiRealSource-MiMLS
• 2026-04-17 Price Changed $94,900 REALCOMP
• 2026-04-16 Price Changed $95,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $95,000 REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Relisted — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Price Changed $97,500 MiRealSource-MiMLS
• 2026-03-17 Price Changed $97,500 REALCOMP
• 2025-12-17 Price Changed $99,500 MiRealSource-MiMLS
• 2025-12-17 Price Changed $99,500 REALCOMP
• 2025-11-18 Price Changed $102,500 MiRealSource-MiMLS
• 2025-11-17 Price Changed $102,500 REALCOMP
• 2025-10-20 Listed $107,500 REALCOMP
• 2025-10-20 Listed $107,500 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,443 · +1.8% YoY. Source: county tax records.