1813 Bayberry Ln · Flint, MI 48507

$92,500

3 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 42 Days on market

Built 1954 Est $76k · 21% over

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• 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

BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

Key facts

• Renovated bathroom
• Attached carport
• One-level living

Tags

• ONE-LEVEL LIVING
• RENOVATED BATHROOM
• STAINLESS STEEL APPLIANCES
• UPDATED LIGHT FIXTURES
• NEW INTERIOR DOORS
• ATTACHED CARPORT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Subdivision: WESTGATE PARK; Cross streets: Briarwood Drive and Carmanbrook Parkway; Zoned residential

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Oven; Refrigerator; Range; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 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 $640 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 42 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y 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.
• Current owner paid $14k; list at $92k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.10% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $76,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3508 Briarwood Dr	0.09mi	3/1.5	1,140 (+3%)	10mo	$109,900	$96	80
1406 Lincoln Ave	0.33mi	3/1.0	1,106 (+0%)	9mo	$59,000	$53	77
1405 Vermilya Ave	0.33mi	4/2.0 (+1)	1,152 (+4%)	0mo	$55,000	$48	68
1523 Waldman St	0.28mi	2/1.0 (-1)	1,179 (+7%)	6mo	$125,000	$106	66
1418 Blueberry Ln	0.47mi	3/1.0	1,045 (-5%)	4mo	$78,000	$75	65
1228 Leland St	0.51mi	3/1.0	1,047 (-5%)	5mo	$67,500	$64	63
1902 Crestbrook Ln	0.39mi	3/1.0	969 (-12%)	1mo	$111,000	$115	60
1514 Vermilya Ave	0.26mi	2/1.0 (-1)	952 (-14%)	0mo	$66,000	$69	60
1809 Crestbrook Ln	0.44mi	3/1.5	1,240 (+12%)	5mo	$100,000	$81	53
1329 Huron St	0.58mi	3/1.0	984 (-11%)	7mo	$40,000	$41	49
1315 Huron St	0.61mi	3/1.0	1,028 (-7%)	13mo	$8,500	$8	49
1305 Huron St	0.62mi	2/1.0 (-1)	1,024 (-7%)	11mo	$6,000	$6	45

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-7,237
• Equity at exit: $13,792

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-3,972
• Equity at exit: $7,998

Cash invested: $25,900 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$485
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $168

Break-even live

Break-even rent $805

Max offer price $92,500

Occupancy floor 78%

Sensitivity live

Price	-10% $221	-5% $195	+0% $168	+5% $142	+10% $116
Rent	-10% $88	-5% $128	+0% $168	+5% $209	+10% $249
Rate	-1.0pp $215	-0.5pp $192	base $168	+0.5pp $144	+1.0pp $120

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: $23,125
• Closing costs: $2,775
• 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	0.32mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.75mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.95mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.04mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.12mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.18mi

Listing history 44 events

1. 2026-06-18
   days on market $92,500 Active 42 DOM
2. 2026-06-17
   days on market $92,500 Active 41 DOM
3. 2026-06-16
   days on market $92,500 Active 40 DOM
4. 2026-06-15
   days on market $92,500 Active 39 DOM
5. 2026-06-14
   days on market $92,500 Active 37 DOM
6. 2026-06-13
   days on market $92,500 Active 36 DOM
7. 2026-06-10
   days on market $92,500 Active 34 DOM
8. 2026-06-09
   days on market $92,500 Active 33 DOM
9. 2026-06-08
   days on market $92,500 Active 32 DOM
10. 2026-06-07
    pricedays on market $92,500 Active 31 DOM
11. 2026-06-05
    days on market $95,000 Active 28 DOM
12. 2026-06-03
    days on market $95,000 Active 27 DOM
13. 2026-06-02
    days on market $95,000 Active 26 DOM
14. 2026-06-01
    days on market $95,000 Active 25 DOM
15. 2026-05-31
    days on market $95,000 Active 24 DOM
16. 2026-05-30
    days on market $95,000 Active 23 DOM
17. 2026-05-16
    status Active

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

18. 2026-05-16
    status Active 780-char remark

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

19. 2026-05-10
    status Pending

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

20. 2026-05-10
    status Pending 780-char remark

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

21. 2026-05-01
    listed $95,000 Active

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

22. 2026-05-01
    listed $95,000 Active 780-char remark

    Show marketing remark (780 chars)

    BEAUTIFULLY DONE ON BAYBERRY!! This charming traditional ranch offers effortless one-level living with thoughtful updates throughout. Step inside to discover all-new luxury vinyl flooring paired with fresh paint that creates a bright and inviting atmosphere in every room. The renovated bathroom adds a touch of style and comfort, while the kitchen shines with brand-new stainless steel appliances and updated light fixtures. New interior doors enhance the home’s clean, cohesive look, and the attached carport provides convenient covered parking. A spacious sunroom offers the perfect spot to relax. Crisp, clean, and move-in ready, this beautifully refreshed home is waiting for its next owner to make it their own. Call today for a private tour, this one won't last long.

23. 2017-05-31
    soldstatus $14,000
24. 2010-12-06
    historical
25. 2010-12-06
    historical
26. 2004-06-02
    listed $84,900
27. 2004-06-02
    historical
28. 2004-06-02
    listed $84,900
29. 2004-05-14
    soldstatus $53,000
30. 2004-03-24
    soldstatus $53,000
31. 2004-03-24
    soldstatus $53,000
32. 2004-02-20
    historical
33. 2003-12-30
    listed $53,000
34. 2003-12-30
    listed $53,000
35. 2003-05-31
    historical
36. 2003-05-31
    historical
37. 2002-08-29
    listed $64,900
38. 2002-08-29
    listed $64,900
39. 2002-08-29
    listed $64,900
40. 2000-07-07
    soldstatus $55,000
41. 2000-07-07
    soldstatus $55,000
42. 2000-05-24
    historical
43. 2000-03-11
    listed $69,000
44. 2000-03-11
    listed $69,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$38/yr (+$3/mo · 2.8%)

ⓘ 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: $12,217
• − Mortgage interest: −$5,181
• − Property taxes: −$1,348
• − Insurance: −$462
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,691
• Taxable income: $580
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,881/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

+37.7% since first listed

28 events — show timeline

• 2026-05-16 Relisted — REALCOMP
• 2026-05-16 Relisted — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-01 Listed $95,000 MiRealSource-MiMLS
• 2026-05-01 Listed $95,000 REALCOMP
• 2017-05-31 Sold (Public Records) $14,000 Public Records
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-06-02 Listed $84,900 MiRealSource-MiMLS
• 2004-06-02 Listing Removed — MiRealSource-MiMLS
• 2004-06-02 Listed $84,900 REALCOMP
• 2004-05-14 Sold (Public Records) $53,000 Public Records
• 2004-03-24 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2004-03-24 Sold (MLS) $53,000 REALCOMP
• 2004-02-20 Listing Removed — MiRealSource-MiMLS
• 2003-12-30 Listed $53,000 MiRealSource-MiMLS
• 2003-12-30 Listed $53,000 REALCOMP
• 2003-05-31 Listing Removed — REALCOMP
• 2003-05-31 Listing Removed — MiRealSource-MiMLS
• 2002-08-29 Listed $64,900 REALCOMP
• 2002-08-29 Listed $64,900 MiRealSource-MiMLS
• 2002-08-29 Listed $64,900 REALCOMP
• 2000-07-07 Sold (MLS) $55,000 REALCOMP
• 2000-07-07 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2000-05-24 Listing Removed — MiRealSource-MiMLS
• 2000-03-11 Listed $69,000 REALCOMP
• 2000-03-11 Listed $69,000 MiRealSource-MiMLS

Property tax history

-3.7%/yr

Latest (2025): $1,348 · +1.8% YoY. Source: county tax records.