3301 Gratiot Ave · Flint, MI 48503

$82,500

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 10 Days on market

Built 1939 6,098 sqft lot Est $56k · 47% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of 3301 Gratiot AVE in Flint, MI, a single-family residence built in 1939 that has been completely remodelled to offer contemporary living. This exceptional property presents a unique opportunity to embrace a refreshed home with a rich history. The kitchen is a culinary delight, featuring elegant faux stone counters that provide both beauty and functionality for everyday living and entertaining. Unwind in the inviting living room, where a classic fireplace creates a warm and welcoming atmosphere, perfect for cozy evenings. The updated two bedroom and one bathroom offers a modern and serene space designed for relaxation and convenience. This meticulously reimagined residence is poised to offer a comfortable and stylish lifestyle. Centrally located on a corner lot, near hospitals and shopping districts, with easy access to highways.

Key facts

• Faux stone counters
• Near hospitals
• Classic fireplace

Tags

• FAUX STONE COUNTERS
• CLASSIC FIREPLACE
• CORNER LOT
• NEAR HOSPITALS
• NEAR SHOPPING DISTRICTS
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Other: Lot approximately 0.14 acres (60 x 100); Subdivision: BEECHER HEIGHTS; Directions: Court St. to Mann Ave., south to Gratiot, west — first house on the left

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Circuit breakers with 220 volts; Cable available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built as residential single-family
• Exterior features: Front porch; Back yard fencing; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Living room fireplace; Unfinished basement; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).

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 rising fast (+12.3%/yr); 136 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $570 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 + 8.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 29y 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 $62k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1939 — 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $56,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
874 Tacken St	0.40mi	3/1.0 (+1)	1,126 (+0%)	3mo	$30,000	$27	74
3709 Brentwood Dr	0.26mi	3/1.0 (+1)	1,176 (+4%)	3mo	$130,000	$111	72
2710 Mansfield Ave	0.28mi	3/1.0 (+1)	1,200 (+7%)	4mo	$115,000	$96	68
2551 Altoona St	0.73mi	2/1.0	1,114 (-1%)	0mo	$45,000	$40	64
3018 Fielding St	0.32mi	3/1.0 (+1)	993 (-12%)	1mo	$21,000	$21	60
1010 Hughes Ave	0.36mi	2/1.0	996 (-12%)	6mo	$50,000	$50	59
2621 Swayze St	0.62mi	2/1.0	1,043 (-7%)	3mo	$76,950	$74	56
1114 Clancy Ave	0.52mi	2/1.0	1,009 (-10%)	3mo	$36,000	$36	56
1205 Stocker Ave	0.50mi	3/1.5 (+1)	1,024 (-9%)	5mo	$55,000	$54	50
1202 Knapp Ave	0.49mi	3/1.0 (+1)	1,255 (+12%)	3mo	$49,900	$40	50
1409 Stocker Ave	0.62mi	2/1.0	1,290 (+15%)	1mo	$50,250	$39	46
2448 Thomas St	0.65mi	3/1.0 (+1)	956 (-15%)	5mo	$107,000	$112	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.39×
• Total profit: $8,992
• Equity at exit: $12,301

10-year hold

• IRR: 22.4%
• Equity multiple: 3.38×
• Total profit: $54,938
• Equity at exit: $7,133

Cash invested: $23,100 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$433
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $263

Break-even live

Break-even rent $726

Max offer price $82,500

Occupancy floor 70%

Sensitivity live

Price	-10% $310	-5% $286	+0% $263	+5% $240	+10% $216
Rent	-10% $179	-5% $221	+0% $263	+5% $305	+10% $347
Rate	-1.0pp $304	-0.5pp $284	base $263	+0.5pp $242	+1.0pp $220

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.14mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.32mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.61mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.67mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.68mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.72mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	0.77mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.83mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.96mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	45d	1	1.25mi

Listing history 27 events

1. 2026-05-18
   status Pending 861-char remark

   Show marketing remark (861 chars)

   Discover the charm of 3301 Gratiot AVE in Flint, MI, a single-family residence built in 1939 that has been completely remodelled to offer contemporary living. This exceptional property presents a unique opportunity to embrace a refreshed home with a rich history. The kitchen is a culinary delight, featuring elegant faux stone counters that provide both beauty and functionality for everyday living and entertaining. Unwind in the inviting living room, where a classic fireplace creates a warm and welcoming atmosphere, perfect for cozy evenings. The updated two bedroom and one bathroom offers a modern and serene space designed for relaxation and convenience. This meticulously reimagined residence is poised to offer a comfortable and stylish lifestyle. Centrally located on a corner lot, near hospitals and shopping districts, with easy access to highways.

2. 2026-05-18
   status Pending

   Show marketing remark (861 chars)

   Discover the charm of 3301 Gratiot AVE in Flint, MI, a single-family residence built in 1939 that has been completely remodelled to offer contemporary living. This exceptional property presents a unique opportunity to embrace a refreshed home with a rich history. The kitchen is a culinary delight, featuring elegant faux stone counters that provide both beauty and functionality for everyday living and entertaining. Unwind in the inviting living room, where a classic fireplace creates a warm and welcoming atmosphere, perfect for cozy evenings. The updated two bedroom and one bathroom offers a modern and serene space designed for relaxation and convenience. This meticulously reimagined residence is poised to offer a comfortable and stylish lifestyle. Centrally located on a corner lot, near hospitals and shopping districts, with easy access to highways.

3. 2026-05-08
   listed $82,500 Active 861-char remark

   Show marketing remark (861 chars)

   Discover the charm of 3301 Gratiot AVE in Flint, MI, a single-family residence built in 1939 that has been completely remodelled to offer contemporary living. This exceptional property presents a unique opportunity to embrace a refreshed home with a rich history. The kitchen is a culinary delight, featuring elegant faux stone counters that provide both beauty and functionality for everyday living and entertaining. Unwind in the inviting living room, where a classic fireplace creates a warm and welcoming atmosphere, perfect for cozy evenings. The updated two bedroom and one bathroom offers a modern and serene space designed for relaxation and convenience. This meticulously reimagined residence is poised to offer a comfortable and stylish lifestyle. Centrally located on a corner lot, near hospitals and shopping districts, with easy access to highways.

4. 2026-05-08
   listed $82,500 Active

   Show marketing remark (861 chars)

   Discover the charm of 3301 Gratiot AVE in Flint, MI, a single-family residence built in 1939 that has been completely remodelled to offer contemporary living. This exceptional property presents a unique opportunity to embrace a refreshed home with a rich history. The kitchen is a culinary delight, featuring elegant faux stone counters that provide both beauty and functionality for everyday living and entertaining. Unwind in the inviting living room, where a classic fireplace creates a warm and welcoming atmosphere, perfect for cozy evenings. The updated two bedroom and one bathroom offers a modern and serene space designed for relaxation and convenience. This meticulously reimagined residence is poised to offer a comfortable and stylish lifestyle. Centrally located on a corner lot, near hospitals and shopping districts, with easy access to highways.

5. 2013-06-26
   historical
6. 2013-06-26
   historical
7. 2012-11-13
   listed $15,700
8. 2012-11-13
   listed $15,700
9. 2010-12-06
   historical
10. 2010-12-06
    historical
11. 2004-12-15
    soldstatus $61,500
12. 2004-11-08
    soldstatus $61,500
13. 2004-11-08
    soldstatus $61,500
14. 2004-10-29
    historical
15. 2004-08-31
    listed $63,500
16. 2004-08-31
    listed $63,500
17. 2004-07-01
    historical
18. 2003-12-02
    listed $63,900
19. 2003-12-02
    listed $63,900
20. 2002-01-23
    listed $74,900
21. 2002-01-23
    listed $74,900
22. 2002-01-23
    historical
23. 1997-10-21
    soldstatus $48,000
24. 1997-10-21
    soldstatus $48,000
25. 1997-08-22
    historical
26. 1997-07-25
    listed $48,000
27. 1997-07-25
    listed $48,000

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/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 ≥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: $12,708
• − Mortgage interest: −$4,621
• − Property taxes: −$1,280
• − Insurance: −$412
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,400
• Taxable income: $1,961
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,684/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+71.9% since first listed

27 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-08 Listed $82,500 REALCOMP
• 2026-05-08 Listed $82,500 MiRealSource-MiMLS
• 2013-06-26 Listing Removed — MiRealSource-MiMLS
• 2013-06-26 Listing Removed — REALCOMP
• 2012-11-13 Listed $15,700 MiRealSource-MiMLS
• 2012-11-13 Listed $15,700 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-12-15 Sold (Public Records) $61,500 Public Records
• 2004-11-08 Sold (MLS) $61,500 MiRealSource-MiMLS
• 2004-11-08 Sold (MLS) $61,500 REALCOMP
• 2004-10-29 Listing Removed — MiRealSource-MiMLS
• 2004-08-31 Listed $63,500 MiRealSource-MiMLS
• 2004-08-31 Listed $63,500 REALCOMP
• 2004-07-01 Listing Removed — MiRealSource-MiMLS
• 2003-12-02 Listed $63,900 MiRealSource-MiMLS
• 2003-12-02 Listed $63,900 REALCOMP
• 2002-01-23 Listing Removed — MiRealSource-MiMLS
• 2002-01-23 Listed $74,900 MiRealSource-MiMLS
• 2002-01-23 Listed $74,900 REALCOMP
• 1997-10-21 Sold (MLS) $48,000 REALCOMP
• 1997-10-21 Sold (MLS) $48,000 MiRealSource-MiMLS
• 1997-08-22 Listing Removed — MiRealSource-MiMLS
• 1997-07-25 Listed $48,000 REALCOMP
• 1997-07-25 Listed $48,000 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2024): $1,280 · +2.7% YoY. Source: county tax records.