107 Foxpointe Ct · Flint, MI 48473

$34,900

2 bd · 2.0 ba · 1,296 sqft · SingleFamily · 25 Days on market

Built 1986 Good condition Est $36k · at est. $745/mo HOA · 51% 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 +15.0/30.0
• ARV discount +9.2/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 107 Foxpointe Ct. in South Valley Estates! This beautifully refreshed 1,296 sq. ft. home is warm, inviting, and move-in ready. Featuring 2 spacious bedrooms, 2 full bathrooms, and a 1-car detached garage, there's plenty of space to relax and feel right at home. Fresh interior updates create a bright, modern feel while maintaining a cozy atmosphere perfect for everyday living or entertaining guests. Enjoy comfortable, low-maintenance living in a peaceful Swartz Creek community conveniently located near shopping, dining, parks, and expressway access. Whether you're downsizing, purchasing your first home, or simply looking for a fresh start, this charming home is ready to welcome you!

Key facts

• Near dining
• Near shopping
• Near parks

Tags

• DETACHED GARAGE
• LOW MAINTENANCE LIVING
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR EXPRESSWAY ACCESS

Property features AI

Finance

• Other: Directions: heading South on Elms Rd, turn left on S Valley; heading East on S Valley, turn right on Foxpointe Ct — home is on your right; Cross street: Elms Rd and South Valley
• HOA & community: Homeowners association with monthly fee of $745

Exterior

• Parking: Detached garage that faces the side; One garage space
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Slab foundation; Asphalt roof; Built as a residential single family home
• Exterior features: Porch; Paved road access; Lot approximately 10 x 10 acres

Interior

• Kitchen: Free-standing gas oven; Microwave
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Electric water heater; Free-standing gas oven; Microwave; Six total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (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: crime F, employment F.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elms Road Elementary School (math 25% / reading 38%, grade F, #850 of 1,397 statewide, top 61%, 345 students, 54% FRL); Swartz Creek Middle School (math 21% / reading 48%, grade F, #289 of 493 statewide, top 60%, 801 students, 56% FRL); Swartz Creek High School (math 24% / reading 47%, grade F, #367 of 713 statewide, top 51%, 1,042 students, 47% FRL).
• Market conditions: 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $241 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $34,376 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 4.23% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $36,288
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Bellwood	0.13mi	3/2.0 (+1)	1,300 (+0%)	2mo	$36,000	$28	87
72 S Valley Dr	0.06mi	3/2.0 (+1)	1,296 (0%)	14mo	$23,000	$18	81
7 Bellwood Dr	0.10mi	3/2.0 (+1)	1,200 (-7%)	10mo	$20,000	$17	70
93 Woodcrest	0.05mi	3/2.0 (+1)	1,466 (+13%)	10mo	$30,000	$20	63
48 Bilwa Rd	0.39mi	3/2.0 (+1)	1,270 (-2%)	14mo	$43,000	$34	62
10 Superior Trl	0.31mi	3/2.0 (+1)	1,152 (-11%)	15mo	$22,000	$19	50
71 Sangam Pl	0.51mi	2/2.0	1,460 (+13%)	7mo	$38,000	$26	49
6215 Clubhouse Way	0.40mi	3/1.5 (+1)	1,380 (+6%)	21mo	$212,000	$154	46
6211 CLUBHOUSE Way	0.39mi	3/2.5 (+1)	1,480 (+14%)	19mo	$296,097	$200	35
7335 Miller Rd	0.63mi	3/1.5 (+1)	1,200 (-7%)	22mo	$151,000	$126	33

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: 15.7%
• Equity multiple: 1.64×
• Total profit: $6,224
• Equity at exit: $5,204

10-year hold

• IRR: 24.9%
• Equity multiple: 3.26×
• Total profit: $22,048
• Equity at exit: $3,018

Cash invested: $9,772 (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 48473

• Active inventory: 167
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$745
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $179

Break-even live

Break-even rent $1,248

Max offer price $34,900

Occupancy floor 83%

Sensitivity live

Price	-10% $203	-5% $191	+0% $179	+5% $167	+10% $155
Rent	-10% $62	-5% $121	+0% $179	+5% $237	+10% $295
Rate	-1.0pp $197	-0.5pp $188	base $179	+0.5pp $170	+1.0pp $161

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Bellwood Dr #30 Swartz Creek, MI	3.0	2.0	1344	$1,649	$1.23	45d	1	0.09mi
4369 W Roundhouse Rd Swartz Creek, MI	1.0–2.0	1.0–2.0	779	$1,275	$1.64	15d	7	0.90mi

HOA detail

• Monthly dues: $745 · $8,940/yr

Listing history 19 events

1. 2026-06-21
   pricedays on market $34,900 Active 25 DOM
2. 2026-06-18
   days on market $39,900 Active 22 DOM
3. 2026-06-17
   days on market $39,900 Active 21 DOM
4. 2026-06-16
   days on market $39,900 Active 20 DOM
5. 2026-06-15
   days on market $39,900 Active 19 DOM
6. 2026-06-14
   days on market $39,900 Active 17 DOM
7. 2026-06-13
   days on market $39,900 Active 16 DOM
8. 2026-06-10
   days on market $39,900 Active 14 DOM
9. 2026-06-09
   days on market $39,900 Active 13 DOM
10. 2026-06-08
    days on market $39,900 Active 12 DOM
11. 2026-06-07
    days on market $39,900 Active 11 DOM
12. 2026-06-05
    days on market $39,900 Active 8 DOM
13. 2026-06-02
    days on market $39,900 Active 6 DOM
14. 2026-06-01
    days on market $39,900 Active 5 DOM
15. 2026-05-31
    days on market $39,900 Active 4 DOM
16. 2026-05-30
    days on market $39,900 Active 3 DOM
17. 2026-05-27
    listed $39,900 Active
18. 2026-05-26
    listed $39,900 Active 706-char remark

    Show marketing remark (706 chars)

    Welcome home to 107 Foxpointe Ct. in South Valley Estates! This beautifully refreshed 1,296 sq. ft. home is warm, inviting, and move-in ready. Featuring 2 spacious bedrooms, 2 full bathrooms, and a 1-car detached garage, there's plenty of space to relax and feel right at home. Fresh interior updates create a bright, modern feel while maintaining a cozy atmosphere perfect for everyday living or entertaining guests. Enjoy comfortable, low-maintenance living in a peaceful Swartz Creek community conveniently located near shopping, dining, parks, and expressway access. Whether you're downsizing, purchasing your first home, or simply looking for a fresh start, this charming home is ready to welcome you!

19. 2026-05-26
    listed $39,900 Active 706-char remark

    Show marketing remark (706 chars)

    Welcome home to 107 Foxpointe Ct. in South Valley Estates! This beautifully refreshed 1,296 sq. ft. home is warm, inviting, and move-in ready. Featuring 2 spacious bedrooms, 2 full bathrooms, and a 1-car detached garage, there's plenty of space to relax and feel right at home. Fresh interior updates create a bright, modern feel while maintaining a cozy atmosphere perfect for everyday living or entertaining guests. Enjoy comfortable, low-maintenance living in a peaceful Swartz Creek community conveniently located near shopping, dining, parks, and expressway access. Whether you're downsizing, purchasing your first home, or simply looking for a fresh start, this charming home is ready to welcome you!

ⓘ 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: $17,699
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − HOA: −$8,940
• − Depreciation: −$1,015
• Taxable income: $2,259
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $1,606/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home features updated interiors and a well-maintained exterior, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Updating countertops and backsplash in kitchen — Improves functionality and modernizes the space
• Both Upgrading lighting fixtures throughout — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Updating countertops and backsplash in kitchen — Improves functionality and modernizes the space ↑
• Both Upgrading lighting fixtures throughout — Enhances ambiance and energy efficiency ↑

ⓘ 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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 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): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 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: ▼ -216.16%
• Current HPI: 208.5281
• 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

3 events — show timeline

• 2026-05-27 Listed $39,900 REALCOMP
• 2026-05-26 Listed $39,900 MiRealSource-MiMLS
• 2026-05-26 Listed $39,900 MiRealSource-MiMLS