4308 S Grand Traverse St · Flint, MI 48507

$55,000

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 72 Days on market

Built 1950 4,356 sqft lot Est $100k · 45% under

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will look at reasonable offers. Flint Schools. Three bedrooms and one bath cape cod home with basement. This home is near I475 with easy commute. Close to stores and restaurants.

Key facts

• Close to restaurants
• Easy commute
• Near i475

Tags

• FLINT SCHOOLS
• EASY COMMUTE
• NEAR I475
• CLOSE TO STORES
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Residential property
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half stories; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 43 x 98 x 46 x 97

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 5 rooms (bedrooms included)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, unfinished basement
• Laundry & utility: Has heating (forced air, natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.03% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.24%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $99,561
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Huron St	0.10mi	3/2.0	1,245 (-4%)	7mo	$116,000	$93	80
515 Leland St	0.19mi	3/1.0	1,209 (-6%)	8mo	$93,000	$77	73
1465 Norton St	0.54mi	3/1.5	1,260 (-3%)	5mo	$119,999	$95	64
1212 Crawford St	0.67mi	3/1.5	1,281 (-1%)	5mo	$50,000	$39	61
1374 Kenneth St	0.68mi	3/1.0	1,284 (-1%)	7mo	$115,000	$90	61
218 E Livingston Dr	0.69mi	4/1.0 (+1)	1,278 (-1%)	0mo	$30,000	$23	61
939 Ingleside Ave	0.44mi	3/1.0	1,144 (-12%)	1mo	$74,999	$66	59
4602 Camden Ave	0.28mi	2/2.0 (-1)	1,456 (+13%)	1mo	$31,000	$21	56
1186 E Decamp St	0.38mi	3/1.0	1,100 (-15%)	4mo	$84,000	$76	54
3902 Brunswick Ave	0.43mi	3/2.0	1,128 (-13%)	2mo	$123,000	$109	53
825 Pettibone Ave	0.47mi	2/1.5 (-1)	1,401 (+8%)	8mo	$70,000	$50	51
1445 Kenneth St	0.71mi	3/2.0	1,445 (+12%)	8mo	$139,900	$97	36

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: 29.7%
• Equity multiple: 2.19×
• Total profit: $18,294
• Equity at exit: $8,201

10-year hold

• IRR: 35.2%
• Equity multiple: 3.77×
• Total profit: $42,634
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$288
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $478

Break-even live

Break-even rent $509

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $509	-5% $494	+0% $478	+5% $462	+10% $447
Rent	-10% $390	-5% $434	+0% $478	+5% $522	+10% $566
Rate	-1.0pp $506	-0.5pp $492	base $478	+0.5pp $464	+1.0pp $449

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.52mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.76mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.88mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.12mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.22mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.27mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	22d	1	1.35mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.36mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	14d	1	1.39mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $55,000 Active 72 DOM
2. 2026-06-17
   days on market $55,000 Active 71 DOM
3. 2026-06-16
   days on market $55,000 Active 70 DOM
4. 2026-06-15
   days on market $55,000 Active 69 DOM
5. 2026-06-14
   days on market $55,000 Active 67 DOM
6. 2026-06-13
   days on market $55,000 Active 66 DOM
7. 2026-06-10
   days on market $55,000 Active 64 DOM
8. 2026-06-09
   days on market $55,000 Active 63 DOM
9. 2026-06-08
   days on market $55,000 Active 62 DOM
10. 2026-06-07
    days on market $55,000 Active 61 DOM
11. 2026-06-05
    days on market $55,000 Active 58 DOM
12. 2026-06-03
    days on market $55,000 Active 57 DOM
13. 2026-06-02
    days on market $55,000 Active 56 DOM
14. 2026-06-01
    days on market $55,000 Active 55 DOM
15. 2026-05-31
    days on market $55,000 Active 54 DOM
16. 2026-05-30
    days on market $55,000 Active 53 DOM
17. 2026-04-28
    price $69,899 185-char remark

    Show marketing remark (185 chars)

    Seller will look at reasonable offers. Flint Schools. Three bedrooms and one bath cape cod home with basement. This home is near I475 with easy commute. Close to stores and restaurants.

18. 2026-04-28
    price $69,899

    Show marketing remark (185 chars)

    Seller will look at reasonable offers. Flint Schools. Three bedrooms and one bath cape cod home with basement. This home is near I475 with easy commute. Close to stores and restaurants.

19. 2026-04-03
    listed $69,900 Active 185-char remark

    Show marketing remark (185 chars)

    Seller will look at reasonable offers. Flint Schools. Three bedrooms and one bath cape cod home with basement. This home is near I475 with easy commute. Close to stores and restaurants.

20. 2026-04-03
    listed $69,900 Active

    Show marketing remark (185 chars)

    Seller will look at reasonable offers. Flint Schools. Three bedrooms and one bath cape cod home with basement. This home is near I475 with easy commute. Close to stores and restaurants.

21. 2007-04-11
    soldstatus $54,460
22. 2005-02-09
    soldstatus $56,000
23. 1997-07-01
    soldstatus $44,900 239-char remark

    Show marketing remark (239 chars)

    Neat & Cute 3 Bedroom Cape Cod. Close To Great Lakes Tech And Cody Elementary School. 12-mo. Home Warranty - Great Buy For First-time Buyer, Retiree, Or Rental Investment. All Appliances Stay. Call Lister For Appts. Combo Lock Box. *

24. 1997-07-01
    soldstatus $44,900

    Show marketing remark (239 chars)

    Neat & Cute 3 Bedroom Cape Cod. Close To Great Lakes Tech And Cody Elementary School. 12-mo. Home Warranty - Great Buy For First-time Buyer, Retiree, Or Rental Investment. All Appliances Stay. Call Lister For Appts. Combo Lock Box. *

25. 1997-05-21
    historical
26. 1997-05-15
    listed $42,900
27. 1997-05-13
    listed $42,900 239-char remark

    Show marketing remark (239 chars)

    Neat & Cute 3 Bedroom Cape Cod. Close To Great Lakes Tech And Cody Elementary School. 12-mo. Home Warranty - Great Buy For First-time Buyer, Retiree, Or Rental Investment. All Appliances Stay. Call Lister For Appts. Combo Lock Box. *

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,369
• − Mortgage interest: −$3,081
• − Property taxes: −$1,090
• − Insurance: −$275
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,600
• Taxable income: $5,184
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,491/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

+62.9% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $69,899 MiRealSource-MiMLS
• 2026-04-28 Price Changed $69,899 REALCOMP
• 2026-04-03 Listed $69,900 REALCOMP
• 2026-04-03 Listed $69,900 MiRealSource-MiMLS
• 2007-04-11 Sold (Public Records) $54,460 Public Records
• 2005-02-09 Sold (Public Records) $56,000 Public Records
• 1997-07-01 Sold (MLS) $44,900 MiRealSource-MiMLS
• 1997-07-01 Sold (MLS) $44,900 REALCOMP
• 1997-05-21 Listing Removed — MiRealSource-MiMLS
• 1997-05-15 Listed $42,900 MiRealSource-MiMLS
• 1997-05-13 Listed $42,900 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $1,090 · +1.7% YoY. Source: county tax records.