51 Green Valley Rd · Flint, MI 48506

$37,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 47 Days on market

Built 1988 Fair condition Est $38k · at est. $553/mo HOA · 52% of rent

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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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.2/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,568 sq ft of comfortable living space in the desirable Pineview Estates. Enjoy peaceful mornings and relaxing evenings with a scenic pond view right from your backyard. This home features a spacious layout, a covered porch perfect for outdoor lounging, and plenty of natural light throughout. A perfect blend of comfort and tranquility - don't miss your chance to call this home!

Key facts

• Covered porch
• Scenic pond view
• Community pool

Tags

• SCENIC POND VIEW
• COVERED PORCH

Property features AI

Finance

• Other: Directions and cross streets available: Coldwater Rd / Genesee Rd
• HOA & community: Homeowners association with a monthly fee of $553; Community features include a pool

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation; Built area above grade approximately 1,568 (units not shown in this section)
• Exterior features: Covered porch; Community in-ground pool; Paved road access; Lot measures approximately 10 x 10 (acres)

Interior

• Kitchen: Free-standing electric range; Range hood; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating powered by natural gas
• Interior features: Dryer; Free-standing electric range; Free-standing refrigerator; Range hood; Ceiling fan(s); Central air; Forced air heating (natural gas); Seven total rooms
• Laundry & utility: Dryer; Washer not listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Kearsley Community School District (suburban): math 24% / reading 38% proficiency, ranked #343 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weston Elementary School (424 students, 80% FRL); Armstrong Middle School (math 22% / reading 38%, grade F, #337 of 493 statewide, top 69%, 651 students, 85% FRL); Kearsley High School (math 27% / reading 47%, grade F, #334 of 713 statewide, top 51%, 887 students, 82% FRL) — zoned schools average 82% FRL vs 55% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $262 of loan paydown is wiped out by about $1k 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 47 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $36,763 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.79% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $37,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Green Valley Dr	0.05mi	4/2.0 (+1)	1,600 (+2%)	15mo	$34,900	$22	76
129 Pineview Dr	0.28mi	3/2.0	1,612 (+3%)	9mo	$38,000	$24	75
6275 N Ute (Lot 425) Rd	0.41mi	3/2.0	1,600 (+2%)	15mo	$25,900	$16	65
6275 N Ute (lot 425) Rd	0.42mi	3/2.0	1,600 (+2%)	15mo	$25,900	$16	65
18 Timber Ct	0.30mi	3/2.0	1,792 (+14%)	2mo	$40,000	$22	61
5468 Hubbard Dr	0.43mi	3/2.0	1,390 (-11%)	1mo	$211,500	$152	60
384 River Birch Dr	0.46mi	3/2.0	1,792 (+14%)	11mo	$35,000	$20	46
677 Crabapple Ct	0.46mi	3/2.0	1,430 (-9%)	22mo	$35,000	$24	46
5440 E Coldwater Rd	0.51mi	3/2.0	1,716 (+9%)	19mo	$168,000	$98	45
6115 N Belsay Rd	0.36mi	4/3.0 (+1)	1,800 (+15%)	12mo	$300,000	$167	40
5350 E Coldwater Rd	0.43mi	4/1.5 (+1)	1,374 (-12%)	16mo	$115,000	$84	39
6437 N Belsay Rd	0.56mi	4/2.0 (+1)	1,404 (-10%)	20mo	$185,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-4,517
• Equity at exit: $5,651

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-855
• Equity at exit: $3,277

Cash invested: $10,612 (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 48506

• Active inventory: 204
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$47 /mo · $568/yr
• Insurance: −$16
• HOA: −$553
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $20

Break-even live

Break-even rent $1,032

Max offer price $37,900

Occupancy floor 93%

Sensitivity live

Price	-10% $46	-5% $33	+0% $20	+5% $7	+10% $-6
Rent	-10% $-64	-5% $-22	+0% $20	+5% $62	+10% $103
Rate	-1.0pp $39	-0.5pp $30	base $20	+0.5pp $10	+1.0pp $0

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6152 N Genesee Rd Flint, MI	3.0–4.0	2.0	1279	$999	$0.78	15d	1	0.61mi
5200 N Genesee Rd Flint, MI	2.0	1.0	1050	$899	$0.86	46d	1	1.20mi

HOA detail

• Monthly dues: $553 · $6,636/yr

Listing history 14 events

1. 2026-06-02
   status $37,900 Pending 47 DOM
2. 2026-06-01
   days on market $37,900 Active 47 DOM
3. 2026-05-31
   days on market $37,900 Active 46 DOM
4. 2026-05-30
   days on market $37,900 Active 45 DOM
5. 2026-04-15
   listed $39,900 Active

   Show marketing remark (452 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,568 sq ft of comfortable living space in the desirable Pineview Estates. Enjoy peaceful mornings and relaxing evenings with a scenic pond view right from your backyard. This home features a spacious layout, a covered porch perfect for outdoor lounging, and plenty of natural light throughout. A perfect blend of comfort and tranquility - don't miss your chance to call this home!

6. 2026-04-15
   listed $39,900 Active 452-char remark

   Show marketing remark (452 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,568 sq ft of comfortable living space in the desirable Pineview Estates. Enjoy peaceful mornings and relaxing evenings with a scenic pond view right from your backyard. This home features a spacious layout, a covered porch perfect for outdoor lounging, and plenty of natural light throughout. A perfect blend of comfort and tranquility - don't miss your chance to call this home!

7. 2025-08-06
   soldstatus $34,000 Closed 1120-char remark

   Show marketing remark (1120 chars)

   * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

8. 2025-08-06
   soldstatus $34,000 Closed

   Show marketing remark (1120 chars)

   * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

9. 2025-07-21
   status Pending

   Show marketing remark (1120 chars)

   * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

10. 2025-07-21
    status Pending 1120-char remark

    Show marketing remark (1120 chars)

    * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

11. 2025-06-25
    price $34,900
12. 2025-06-24
    price $34,900 1120-char remark

    Show marketing remark (1120 chars)

    * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

13. 2025-06-09
    listed $39,900 Active 1120-char remark

    Show marketing remark (1120 chars)

    * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

14. 2025-06-09
    listed $39,900 Active

    Show marketing remark (1120 chars)

    * * Charming 3-Bedroom Home with Scenic Pond Views in Pineview Estates * * Welcome to this well-maintained 1988 manufactured home in the desirable Pineview Estates community. Offering 1,568 sq ft of comfortable living space, this 3-bedroom, 2-bathroom home is perfectly positioned with a picturesque pond view right out back. Inside, you'll find a spacious and inviting living room—ideal for relaxing evenings or entertaining guests. The large kitchen features ample cabinet space and includes all appliances, making meal prep easy and convenient. Each of the three bedrooms offers generous space and large closets, providing plenty of room for rest and storage. The primary suite includes its own private bathroom for added comfort. Enjoy the added convenience of an exterior shed, perfect for storing tools, outdoor gear, or seasonal items. Whether you're sipping your morning coffee by the pond or enjoying the tranquility of the neighborhood, this home offers peaceful living with functional space inside and out. Don't miss your chance to own this gem in Pineview Estates—schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,681
• − Mortgage interest: −$2,123
• − Property taxes: −$568
• − Insurance: −$190
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − HOA: −$6,636
• − Depreciation: −$1,103
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $231/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate repairs to its exterior and driveway, but has potential for significant value increase with these improvements.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major concrete driveway — Cracked and in need of repair

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and value
• Both repair cracked driveway — Improves safety and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
concrete driveway · Cracked and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and value ↑
• Both repair cracked driveway — Improves safety and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kearsley Community School District
• NCES district ID: 2620070
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $50,066
• Composite: 26.99/100
• National rank: #7068
• State rank: #343 of 540 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

• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

10 events — show timeline

• 2026-04-15 Listed $39,900 REALCOMP
• 2026-04-15 Listed $39,900 MiRealSource-MiMLS
• 2025-08-06 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2025-08-06 Sold (MLS) $34,000 REALCOMP
• 2025-07-21 Pending — MiRealSource-MiMLS
• 2025-07-21 Pending — REALCOMP
• 2025-06-25 Price Changed $34,900 MiRealSource-MiMLS
• 2025-06-24 Price Changed $34,900 REALCOMP
• 2025-06-09 Listed $39,900 MiRealSource-MiMLS
• 2025-06-09 Listed $39,900 REALCOMP