1303 Root St · Flint, MI 48503

$130,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 313 Days on market

Built 1900 3,049 sqft lot Est $165k · 21% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

Key facts

• Basement
• 3,049 sq ft lot
• Built 1900

Tags

• MULTI-FAMILY PROPERTY
• BASEMENT

Property features AI

Finance

• Other: Located in subdivision called THE SUB

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story
• Exterior features: Lot roughly 33 x 86 x 29 x 86

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Separate meters for heating; No central cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (6.9% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.93% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $165,228
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
562 Williams St	0.08mi	3/2.0	1,722 (+2%)	1mo	$169,000	$98	92
1320 Avenue A	0.07mi	4/2.0 (+1)	1,655 (-2%)	9mo	$180,000	$109	81
517 Williams St	0.04mi	3/2.0	1,655 (-2%)	21mo	$150,000	$91	78
218 E Wood St	0.27mi	4/2.0 (+1)	1,642 (-3%)	11mo	$182,000	$111	69
744 Wilberforce Dr	0.44mi	2/2.0 (-1)	1,678 (-0%)	19mo	$203,500	$121	58
218 Stockdale St	0.60mi	3/2.0	1,560 (-8%)	15mo	$30,000	$19	47
1627 N Grand Traverse St	0.65mi	3/1.5	1,752 (+4%)	20mo	$24,000	$14	45
167 E Hamilton Ave	0.68mi	4/1.0 (+1)	1,505 (-11%)	15mo	$9,900	$7	29

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-8,479
• Equity at exit: $19,383

10-year hold

• IRR: 8.7%
• Equity multiple: 1.82×
• Total profit: $29,684
• Equity at exit: $11,240

Cash invested: $36,400 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $97

Break-even live

Break-even rent $1,087

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.42mi

Listing history 36 events

1. 2026-06-18
   days on market $130,000 Active 313 DOM
2. 2026-06-17
   days on market $130,000 Active 312 DOM
3. 2026-06-16
   days on market $130,000 Active 311 DOM
4. 2026-06-15
   days on market $130,000 Active 310 DOM
5. 2026-06-14
   days on market $130,000 Active 308 DOM
6. 2026-06-13
   days on market $130,000 Active 307 DOM
7. 2026-06-10
   days on market $130,000 Active 305 DOM
8. 2026-06-09
   days on market $130,000 Active 304 DOM
9. 2026-06-08
   days on market $130,000 Active 303 DOM
10. 2026-06-07
    days on market $130,000 Active 302 DOM
11. 2026-06-05
    days on market $130,000 Active 299 DOM
12. 2026-06-03
    days on market $130,000 Active 298 DOM
13. 2026-06-02
    days on market $130,000 Active 297 DOM
14. 2026-06-01
    days on market $130,000 Active 296 DOM
15. 2026-05-31
    days on market $130,000 Active 295 DOM
16. 2026-05-30
    days on market $130,000 Active 294 DOM
17. 2026-03-04
    status Active

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

18. 2026-03-04
    status Active 247-char remark

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

19. 2026-03-01
    historical

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

20. 2026-03-01
    historical 247-char remark

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

21. 2025-08-06
    listed $130,000 Active

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

22. 2025-08-06
    listed $130,000 Active 247-char remark

    Show marketing remark (247 chars)

    Potential investor opportunity. Both units occupied. 2 unit Multi-Family property in Flint. One unit is a 2 bedroom, 1 bath. Other is a one bedroom, 1 bath unit. Property also has a basement. Buyers agent to verify all information in this listing.

23. 2025-06-18
    historical $750
24. 2025-05-01
    listed $750
25. 2022-07-14
    historical
26. 2022-07-14
    historical
27. 2022-05-20
    price $75,000
28. 2022-05-20
    price $75,000
29. 2022-05-12
    price $85,000
30. 2022-05-12
    price $85,000
31. 2022-05-10
    status Active
32. 2022-05-10
    status Active
33. 2022-03-01
    status Pending
34. 2022-03-01
    status Pending
35. 2022-02-25
    listed $89,900 Active
36. 2022-02-25
    listed $89,900 Active

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$263/yr (+$22/mo · 17.8%)

ⓘ 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 ≥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: $14,525
• − Mortgage interest: −$7,282
• − Property taxes: −$1,476
• − Insurance: −$650
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,782
• Taxable loss: −$989
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,405/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

+44.6% since first listed

20 events — show timeline

• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-06 Listed $130,000 MiRealSource-MiMLS
• 2025-08-06 Listed $130,000 REALCOMP
• 2025-06-18 Rental Removed $750 TENANTTURNER2
• 2025-05-01 Listed for Rent $750 TENANTTURNER2
• 2022-07-14 Listing Removed — REALCOMP
• 2022-07-14 Listing Removed — MiRealSource-MiMLS
• 2022-05-20 Price Changed $75,000 MiRealSource-MiMLS
• 2022-05-20 Price Changed $75,000 REALCOMP
• 2022-05-12 Price Changed $85,000 MiRealSource-MiMLS
• 2022-05-12 Price Changed $85,000 REALCOMP
• 2022-05-10 Relisted — MiRealSource-MiMLS
• 2022-05-10 Relisted — REALCOMP
• 2022-03-01 Pending — MiRealSource-MiMLS
• 2022-03-01 Pending — REALCOMP
• 2022-02-25 Listed $89,900 MiRealSource-MiMLS
• 2022-02-25 Listed $89,900 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $1,476 · +2.1% YoY. Source: county tax records.