3905 Joyner St · Flint, MI 48532

$94,999

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 43 Days on market

Built 1967 3,920 sqft lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Charming and efficiently designed, this 3-bedroom, 1-bath home offers comfortable living with thoughtful use of space throughout. With 888 square feet above grade and an additional 336 square feet of finished basement space (864 total basement square feet), there's room to relax, work, and entertain. The kitchen flows seamlessly into the living room, creating an open-concept layout perfect for everyday living and hosting guests. Downstairs, the finished portion of the basement provides extra versatility - ideal for a recreation room, home office, or workout space. Outside, enjoy a fully fenced backyard complete with a brick fire pit - perfect for gatherings or quiet evenings. A detached 1-car garage adds convenience and additional storage. Centrally located just north of Swartz Creek Golf Course, this home offers easy highway access and close proximity to dining, shopping, and entertainment, making daily commutes and weekend plans a breeze. A great opportunity to own a well-located home with functional space and inviting features.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1967

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 40 x 100 (0.09 acre)

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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: 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $657 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 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 $44k; list at $95k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $92,149 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $53,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 W Court	0.07mi	3/2.0	1,305 (-2%)	7mo	$16,500	$13	83
3926 W Court St	0.07mi	3/1.0	1,150 (-14%)	7mo	$30,000	$26	68
3414 Van Buren Ave	0.28mi	3/1.0	1,470 (+10%)	6mo	$28,000	$19	65
3631 Ridgecliffe Dr	0.46mi	3/1.5	1,260 (-5%)	6mo	$173,000	$137	62
1202 Knapp Ave	0.57mi	3/1.0	1,255 (-6%)	3mo	$49,900	$40	61
1409 Stocker Ave	0.66mi	2/1.0 (-1)	1,290 (-3%)	1mo	$50,250	$39	58
2830 Reynolds St	0.60mi	2/2.0 (-1)	1,344 (+1%)	4mo	$31,500	$23	58
3709 Brentwood Dr	0.44mi	3/1.0	1,176 (-12%)	3mo	$130,000	$111	57
1318 Mann Ave	0.58mi	3/1.5	1,412 (+6%)	7mo	$89,900	$64	55
2710 Mansfield Ave	0.59mi	3/1.0	1,200 (-10%)	4mo	$115,000	$96	53
1126 Clancy Ave	0.69mi	4/1.5 (+1)	1,362 (+2%)	7mo	$44,000	$32	51
3405 Sherwood Dr	0.50mi	3/1.5	1,500 (+13%)	4mo	$88,000	$59	50

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,890
• Equity at exit: $14,165

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $23,935
• Equity at exit: $8,214

Cash invested: $26,600 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$498
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $271

Break-even live

Break-even rent $820

Max offer price $94,999

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• 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	21d	1	0.22mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.30mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.62mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.64mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.74mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.80mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.84mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.94mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	43d	1	0.94mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.01mi

Listing history 43 events

1. 2026-06-18
   days on market $94,999 Active 43 DOM
2. 2026-06-17
   days on market $94,999 Active 42 DOM
3. 2026-06-16
   days on market $94,999 Active 41 DOM
4. 2026-06-15
   days on market $94,999 Active 40 DOM
5. 2026-06-14
   days on market $94,999 Active 38 DOM
6. 2026-06-13
   days on market $94,999 Active 37 DOM
7. 2026-06-10
   days on market $94,999 Active 35 DOM
8. 2026-06-09
   days on market $94,999 Active 34 DOM
9. 2026-06-08
   days on market $94,999 Active 33 DOM
10. 2026-06-07
    days on market $94,999 Active 32 DOM
11. 2026-06-05
    days on market $94,999 Active 29 DOM
12. 2026-06-03
    days on market $94,999 Active 28 DOM
13. 2026-06-02
    days on market $94,999 Active 27 DOM
14. 2026-06-01
    days on market $94,999 Active 26 DOM
15. 2026-05-31
    days on market $94,999 Active 25 DOM
16. 2026-05-30
    days on market $94,999 Active 24 DOM
17. 2026-05-07
    listed $96,999 Active 1046-char remark

    Show marketing remark (1046 chars)

    Charming and efficiently designed, this 3-bedroom, 1-bath home offers comfortable living with thoughtful use of space throughout. With 888 square feet above grade and an additional 336 square feet of finished basement space (864 total basement square feet), there's room to relax, work, and entertain. The kitchen flows seamlessly into the living room, creating an open-concept layout perfect for everyday living and hosting guests. Downstairs, the finished portion of the basement provides extra versatility - ideal for a recreation room, home office, or workout space. Outside, enjoy a fully fenced backyard complete with a brick fire pit - perfect for gatherings or quiet evenings. A detached 1-car garage adds convenience and additional storage. Centrally located just north of Swartz Creek Golf Course, this home offers easy highway access and close proximity to dining, shopping, and entertainment, making daily commutes and weekend plans a breeze. A great opportunity to own a well-located home with functional space and inviting features.

18. 2026-05-07
    listed $96,999 Active

    Show marketing remark (1046 chars)

    Charming and efficiently designed, this 3-bedroom, 1-bath home offers comfortable living with thoughtful use of space throughout. With 888 square feet above grade and an additional 336 square feet of finished basement space (864 total basement square feet), there's room to relax, work, and entertain. The kitchen flows seamlessly into the living room, creating an open-concept layout perfect for everyday living and hosting guests. Downstairs, the finished portion of the basement provides extra versatility - ideal for a recreation room, home office, or workout space. Outside, enjoy a fully fenced backyard complete with a brick fire pit - perfect for gatherings or quiet evenings. A detached 1-car garage adds convenience and additional storage. Centrally located just north of Swartz Creek Golf Course, this home offers easy highway access and close proximity to dining, shopping, and entertainment, making daily commutes and weekend plans a breeze. A great opportunity to own a well-located home with functional space and inviting features.

19. 2026-05-06
    historical $96,999 1046-char remark

    Show marketing remark (1046 chars)

    Charming and efficiently designed, this 3-bedroom, 1-bath home offers comfortable living with thoughtful use of space throughout. With 888 square feet above grade and an additional 336 square feet of finished basement space (864 total basement square feet), there's room to relax, work, and entertain. The kitchen flows seamlessly into the living room, creating an open-concept layout perfect for everyday living and hosting guests. Downstairs, the finished portion of the basement provides extra versatility - ideal for a recreation room, home office, or workout space. Outside, enjoy a fully fenced backyard complete with a brick fire pit - perfect for gatherings or quiet evenings. A detached 1-car garage adds convenience and additional storage. Centrally located just north of Swartz Creek Golf Course, this home offers easy highway access and close proximity to dining, shopping, and entertainment, making daily commutes and weekend plans a breeze. A great opportunity to own a well-located home with functional space and inviting features.

20. 2022-10-27
    soldstatus $44,000
21. 2022-10-19
    soldstatus $43,000 Sold 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

22. 2022-10-19
    soldstatus $43,000 Closed

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

23. 2022-07-27
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

24. 2022-07-27
    status Pending

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

25. 2022-06-10
    price $44,900

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

26. 2022-06-10
    price $44,900 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

27. 2022-06-03
    price $49,900

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

28. 2022-06-03
    price $49,900 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

29. 2022-05-02
    price $54,900

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

30. 2022-05-02
    price $54,900 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

31. 2022-04-07
    listed $59,900 Active 226-char remark

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

32. 2022-04-07
    listed $59,900 Active

    Show marketing remark (226 chars)

    Why rent when you can own you own home even cheaper! This ranch home is ready to go! 3 bedrooms, 1 bath, full basement partially finished, oversized 1.5 car garage, fenced yard plus much more. Hurry before this one slips away!

33. 2012-04-11
    historical
34. 2011-08-05
    soldstatus $12,000
35. 2011-08-05
    soldstatus $12,000
36. 2011-08-02
    historical
37. 2011-07-29
    listed $13,900
38. 2011-07-29
    listed $13,900
39. 2011-05-01
    historical
40. 2010-10-21
    listed $16,500
41. 2010-10-21
    listed $16,500
42. 1997-11-14
    soldstatus $30,750
43. 1997-06-18
    listed $32,000

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$69/yr (+$6/mo · 5.2%)

ⓘ 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: $13,964
• − Mortgage interest: −$5,321
• − Property taxes: −$1,324
• − Insurance: −$475
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,764
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,811/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): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+203.1% since first listed

27 events — show timeline

• 2026-05-07 Listed $96,999 MiRealSource-MiMLS
• 2026-05-07 Listed $96,999 REALCOMP
• 2026-05-06 Coming Soon $96,999 MiRealSource-MiMLS
• 2022-10-27 Sold (Public Records) $44,000 Public Records
• 2022-10-19 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2022-10-19 Sold (MLS) $43,000 REALCOMP
• 2022-07-27 Pending — REALCOMP
• 2022-07-27 Pending — MiRealSource-MiMLS
• 2022-06-10 Price Changed $44,900 MiRealSource-MiMLS
• 2022-06-10 Price Changed $44,900 REALCOMP
• 2022-06-03 Price Changed $49,900 MiRealSource-MiMLS
• 2022-06-03 Price Changed $49,900 REALCOMP
• 2022-05-02 Price Changed $54,900 MiRealSource-MiMLS
• 2022-05-02 Price Changed $54,900 REALCOMP
• 2022-04-07 Listed $59,900 MiRealSource-MiMLS
• 2022-04-07 Listed $59,900 REALCOMP
• 2012-04-11 Listing Removed — REALCOMP
• 2011-08-05 Sold (MLS) $12,000 REALCOMP
• 2011-08-05 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2011-08-02 Listing Removed — MiRealSource-MiMLS
• 2011-07-29 Listed $13,900 REALCOMP
• 2011-07-29 Listed $13,900 MiRealSource-MiMLS
• 2011-05-01 Listing Removed — MiRealSource-MiMLS
• 2010-10-21 Listed $16,500 MiRealSource-MiMLS
• 2010-10-21 Listed $16,500 REALCOMP
• 1997-11-14 Sold (MLS) $30,750 REALCOMP
• 1997-06-18 Listed $32,000 REALCOMP

Property tax history

-4.5%/yr

Latest (2025): $1,324 · +1.7% YoY. Source: county tax records.