Belle Ave

Flint, Michigan, 48506

Tax DeedpendingSells Sep 3, 2026 · 9 days ago

View on map ↗

Opening bid

$25,699

Assessed value

$9,600

Market / AVM

$33,000

Taxes owed

—

Parcel number: 41-05-328-029
Case number: —
Land use: Residential
Beds / baths: 2 bd · 1 ba
Building: 816 sqft
Acreage: 0.11
Lot size: 4,773 sqft
Year built: 1925
Owner of record: Willie Holloman Jr
Last sale: $10,000 · 2001-01-15

Legal description

EASTERN ADDITION TO HOMEDALE. LOT 139.

Property facts enriched via realestateapi · 8/25/2026

Aerial view of Belle Ave — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of Belle Ave — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Consumers Energy (3 nearby)174 ft from parcel centre
Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.
30% of homes vacant year-round in Census Tract 22
262 of 860 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.
ITC (5 nearby)833 ft from parcel centre
Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.
High-voltage transmission line0.3 mi from parcel centre
Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.
Industrial land (6 nearby)0.4 mi from parcel centre
Truck traffic and operating hours are the usual complaint.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 41-05-328-029
Assessor Records ↗search: 41-05-328-029
Property Tax Search ↗search: 41-05-328-029
Foreclosures and Delinquent Tax Sales ↗search: 41-05-328-029
Tax Sales ↗search: 41-05-328-029
Recorded Document Search ↗search: 41-05-328-029
Michigan Survey and Plat Records Search ↗search: 41-05-328-029
Google Maps (parcel / address search) ↗

Genesee County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Calhoun County2025-10-31
Owned
$14,000
Berrien County2025-10-31
Owned
$5,700
Berrien County2025-10-31
Owned
$2,600
Calhoun County2025-10-31
Owned
$1,600
Berrien County2025-10-31
Owned
$1,100
Calhoun County2025-10-31
Owned
$1,000

Liens that survive

Foreclosure extinguishes many private liens, but federal tax liens, certain governmental liens, and environmental/demo liabilities can survive. Occupied properties may require post-sale possession process. Surplus equity claims by former owners under post-Tyler Michigan rules may apply.

Quiet title

Often recommended before refinance or resale; title underwriting on Michigan tax-foreclosed deeds is case-by-case and frequently wants curative work.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Genesee County Treasurer (Samuel E. Muma) ↗

Deal analysis

Your maximum bid

$16,335

Do not bid — the numbers do not clear your margin.

Opening bid $25,699

Room to bid -$9,364

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $16,335 — target ~82% of ceiling.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $33,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $33,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$2,640
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$9,900
Maximum bid: $16,335

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
The opening bid of $25,699.11 is already above your ceiling of $16,335.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Consumers Energy (3 nearby)174 ft from parcel centre

Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.

30% of homes vacant year-round in Census Tract 22

262 of 860 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

ITC (5 nearby)833 ft from parcel centre

Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.

High-voltage transmission line0.3 mi from parcel centre

Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.

Industrial land (6 nearby)0.4 mi from parcel centre

Truck traffic and operating hours are the usual complaint.

Deal analysis

Your maximum bid

$16,335

Do not bid — the numbers do not clear your margin.

Opening bid $25,699

Room to bid -$9,364

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $16,335 — target ~82% of ceiling.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $33,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $33,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$2,640
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$9,900
Maximum bid: $16,335

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
The opening bid of $25,699.11 is already above your ceiling of $16,335.

Belle Ave

Site & surroundings

County records

Genesee County rules

Historical comps

Verify before you bid

Belle Ave

Site & surroundings

County records

Genesee County rules

Historical comps

Verify before you bid

Context

AI risk brief