3210 Emerson St · Flint, MI 48504

$85,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 7 Days on market

Built 1956 8,712 sqft lot ↓ 2% since listing

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this great family home nestled in a quiet, family-friendly neighborhood. This well-maintained property features 3 spacious bedrooms and 1.5 bathrooms, offering comfort and functionality for everyday living. Beautiful hardwood floors add warmth and character throughout the main living areas, while the kitchen comes complete with all appliances included for added convenience. Enjoy the practicality of both an attached garage and carport, providing plenty of parking and storage space. The full basement offers endless possibilities with abundant room for storage, recreation, or future finishing. A wonderful opportunity to enjoy comfortable living in a peaceful setting.

Key facts

• Attached garage
• Carport
• Full basement

Tags

• HARDWOOD FLOORS
• ATTACHED GARAGE
• CARPORT
• FULL BASEMENT

Property features AI

Finance

• Other: Property type: Residential single family; Lot approximately 0.2 acres (82.87 x 106.95); Subdivision: CIVIC MANOR; Directions available to property

Exterior

• Parking: Attached garage; Garage faces front; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps; Metal siding
• Construction: Block foundation; Asphalt roof; Metal siding construction; Built on one level
• Exterior features: Deck; Patio; Paved road access; Pets allowed

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Microwave; Free-standing refrigerator; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfurnished; Fireplace in living room and basement; Full unfinished basement; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $85k).
• 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: 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 20y 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 $7k; list at $85k implies a 1097% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $41,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3210 Emerson St	0.00mi	3/1.5 (+1)	1,120 (0%)	0mo	$86,500	$77	95
2644 Clio Rd	0.29mi	2/1.5	1,150 (+3%)	4mo	$65,000	$57	79
2038 Copeman Blvd	0.20mi	3/1.0 (+1)	1,077 (-4%)	0mo	$67,000	$62	77
3384 Clement St	0.55mi	3/1.0 (+1)	1,080 (-4%)	1mo	$94,000	$87	61
2214 Mack Ave	0.25mi	3/1.0 (+1)	1,008 (-10%)	6mo	$26,500	$26	59
2525 Begole St	0.66mi	3/1.5 (+1)	1,134 (+1%)	6mo	$24,000	$21	57
1101 W Rankin St	0.72mi	2/1.0	1,100 (-2%)	6mo	$25,000	$23	56
2429 Humboldt Ave	0.49mi	3/1.0 (+1)	1,068 (-5%)	8mo	$5,500	$5	56
2714 Barth St	0.60mi	3/2.0 (+1)	1,092 (-2%)	7mo	$40,000	$37	55
2915 Berkley St	0.65mi	2/1.0	987 (-12%)	4mo	$27,500	$28	45
1818 Parkfront Dr	0.69mi	3/1.0 (+1)	972 (-13%)	4mo	$63,000	$65	35
2245 Milbourne Ave	0.73mi	2/1.0	962 (-14%)	6mo	$17,537	$18	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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,903
• Equity at exit: $12,674

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $9,328
• Equity at exit: $7,349

Cash invested: $23,800 (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 48504

• Active inventory: 131
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $923 high
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $155

Break-even live

Break-even rent $727

Max offer price $85,000

Occupancy floor 78%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.80mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.89mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.89mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.92mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.93mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.96mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.97mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.98mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.11mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.16mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.30mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.49mi

Listing history 25 events

1. 2026-05-21
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Welcome to this great family home nestled in a quiet, family-friendly neighborhood. This well-maintained property features 3 spacious bedrooms and 1.5 bathrooms, offering comfort and functionality for everyday living. Beautiful hardwood floors add warmth and character throughout the main living areas, while the kitchen comes complete with all appliances included for added convenience. Enjoy the practicality of both an attached garage and carport, providing plenty of parking and storage space. The full basement offers endless possibilities with abundant room for storage, recreation, or future finishing. A wonderful opportunity to enjoy comfortable living in a peaceful setting.

2. 2026-05-21
   status Pending

   Show marketing remark (684 chars)

   Welcome to this great family home nestled in a quiet, family-friendly neighborhood. This well-maintained property features 3 spacious bedrooms and 1.5 bathrooms, offering comfort and functionality for everyday living. Beautiful hardwood floors add warmth and character throughout the main living areas, while the kitchen comes complete with all appliances included for added convenience. Enjoy the practicality of both an attached garage and carport, providing plenty of parking and storage space. The full basement offers endless possibilities with abundant room for storage, recreation, or future finishing. A wonderful opportunity to enjoy comfortable living in a peaceful setting.

3. 2026-05-13
   listed $85,000 Active 684-char remark

   Show marketing remark (684 chars)

   Welcome to this great family home nestled in a quiet, family-friendly neighborhood. This well-maintained property features 3 spacious bedrooms and 1.5 bathrooms, offering comfort and functionality for everyday living. Beautiful hardwood floors add warmth and character throughout the main living areas, while the kitchen comes complete with all appliances included for added convenience. Enjoy the practicality of both an attached garage and carport, providing plenty of parking and storage space. The full basement offers endless possibilities with abundant room for storage, recreation, or future finishing. A wonderful opportunity to enjoy comfortable living in a peaceful setting.

4. 2026-05-13
   listed $85,000 Active

   Show marketing remark (684 chars)

   Welcome to this great family home nestled in a quiet, family-friendly neighborhood. This well-maintained property features 3 spacious bedrooms and 1.5 bathrooms, offering comfort and functionality for everyday living. Beautiful hardwood floors add warmth and character throughout the main living areas, while the kitchen comes complete with all appliances included for added convenience. Enjoy the practicality of both an attached garage and carport, providing plenty of parking and storage space. The full basement offers endless possibilities with abundant room for storage, recreation, or future finishing. A wonderful opportunity to enjoy comfortable living in a peaceful setting.

5. 2014-01-20
   soldstatus $7,100 398-char remark

   Show marketing remark (398 chars)

   Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

6. 2014-01-20
   soldstatus $7,100

   Show marketing remark (398 chars)

   Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

7. 2013-11-27
   historical 398-char remark

   Show marketing remark (398 chars)

   Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

8. 2013-11-27
   historical

   Show marketing remark (398 chars)

   Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

9. 2013-11-19
   listed $4,700 398-char remark

   Show marketing remark (398 chars)

   Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

10. 2013-11-19
    listed $4,700

    Show marketing remark (398 chars)

    Charming ranch with 2 bedrooms, 1 full bath, hardwood floors, basement, garage & located on a nice sized lot. Convenient location - easy access to shopping, schools & expressways. Won't last long. .. HUD home sold as-is. Visit Citysidecorp.com for bidding info. FHA 262-176430. FHA insurability code - UI. Lead based paint notices. . Access w/ HUD key. Show anytime! New homes each day!

11. 2010-12-06
    historical
12. 2008-08-19
    soldstatus $70,000
13. 2008-02-28
    historical
14. 2007-12-11
    listed $68,000
15. 2007-12-11
    listed $68,000
16. 2007-12-04
    historical
17. 2007-12-04
    historical
18. 2007-04-20
    listed $75,000
19. 2007-04-20
    listed $75,000
20. 2006-10-31
    soldstatus $39,000
21. 2006-10-31
    soldstatus $39,000
22. 2006-09-25
    historical
23. 2006-06-27
    listed $44,900
24. 2006-06-27
    listed $44,900
25. 2003-11-07
    soldstatus $87,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$95/yr (+$8/mo · 8.5%)

ⓘ 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 ≥96°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: $11,078
• − Mortgage interest: −$4,761
• − Property taxes: −$1,119
• − Insurance: −$425
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,473
• Taxable income: $527
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,732/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
• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

-2.3% since first listed

25 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-13 Listed $85,000 REALCOMP
• 2026-05-13 Listed $85,000 MiRealSource-MiMLS
• 2014-01-20 Sold (MLS) $7,100 REALCOMP
• 2014-01-20 Sold (MLS) $7,100 MiRealSource-MiMLS
• 2013-11-27 Listing Removed — REALCOMP
• 2013-11-27 Listing Removed — MiRealSource-MiMLS
• 2013-11-19 Listed $4,700 REALCOMP
• 2013-11-19 Listed $4,700 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2008-08-19 Sold (Public Records) $70,000 Public Records
• 2008-02-28 Listing Removed — MiRealSource-MiMLS
• 2007-12-11 Listed $68,000 MiRealSource-MiMLS
• 2007-12-11 Listed $68,000 REALCOMP
• 2007-12-04 Listing Removed — REALCOMP
• 2007-12-04 Listing Removed — MiRealSource-MiMLS
• 2007-04-20 Listed $75,000 REALCOMP
• 2007-04-20 Listed $75,000 MiRealSource-MiMLS
• 2006-10-31 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2006-10-31 Sold (MLS) $39,000 REALCOMP
• 2006-09-25 Listing Removed — MiRealSource-MiMLS
• 2006-06-27 Listed $44,900 MiRealSource-MiMLS
• 2006-06-27 Listed $44,900 REALCOMP
• 2003-11-07 Sold (Public Records) $87,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,119 · +1.7% YoY. Source: county tax records.