2631 Brownell Blvd · Flint, MI 48504

$15,000

3 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 108 Days on market

Built 1942 4,792 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 bedroom home. The home features a full basement, it has 2 bathroom, a fenced in back yard and a Spacious 1 car garage. The basement is open, the furnace and Hot water heater are there but the condition is unknown. This is a great opportunity for a handy homeowner or for a long-term rental property.

Key facts

• Full basement
• Fenced in back yard
• 4,792 sq ft lot

Tags

• FULL BASEMENT
• FENCED IN BACK YARD

Property features AI

Finance

• Other: Lot approximately 0.11 acres (52 x 92.47)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features provided
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation
• Exterior features: Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 5 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 54.8% 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: 132 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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 $15k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.99% ✓
• Cap rate: 54.81%
• Cash-on-cash: 173.29%
• DSCR: 8.71
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $71,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2644 Clio Rd	0.22mi	2/1.5 (-1)	1,150 (-4%)	4mo	$65,000	$57	74
3210 Emerson St	0.36mi	3/1.5	1,120 (-6%)	0mo	$86,500	$77	71
2112 Winona St	0.41mi	3/1.5	1,292 (+8%)	1mo	$30,000	$23	64
2038 Copeman Blvd	0.38mi	3/1.0	1,077 (-10%)	0mo	$67,000	$62	62
2205 W Mcclellan St	0.29mi	3/1.0	1,080 (-10%)	8mo	$65,000	$60	60
2429 Humboldt Ave	0.28mi	3/1.0	1,068 (-11%)	8mo	$5,500	$5	59
2565 Mccollum Ave	0.55mi	3/1.5	1,298 (+9%)	3mo	$100,000	$77	56
3819 Brownell Blvd	0.62mi	3/1.0	1,137 (-5%)	5mo	$69,900	$61	55
1101 W Rankin St	0.47mi	2/1.0 (-1)	1,100 (-8%)	6mo	$25,000	$23	51
2525 Begole St	0.75mi	3/1.5	1,134 (-5%)	6mo	$24,000	$21	50
2517 Mount Elliot Ave	0.66mi	4/1.0 (+1)	1,088 (-9%)	8mo	$5,500	$5	39
3307 Mackin Rd	0.74mi	3/1.5	1,345 (+13%)	9mo	$104,000	$77	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: —
• Equity multiple: 9.62×
• Total profit: $36,212
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 20.36×
• Total profit: $81,330
• Equity at exit: $1,297

Cash invested: $4,200 (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: 132
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $899 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $607

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $617	-5% $612	+0% $607	+5% $601	+10% $596
Rent	-10% $535	-5% $571	+0% $607	+5% $642	+10% $678
Rate	-1.0pp $614	-0.5pp $610	base $607	+0.5pp $603	+1.0pp $599

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.40mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.76mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.97mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.97mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.00mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.00mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.01mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.08mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.12mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	1.44mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.47mi

Listing history 50 events

1. 2026-06-21
   days on market $15,000 Active 108 DOM
2. 2026-06-18
   days on market $15,000 Active 105 DOM
3. 2026-06-17
   days on market $15,000 Active 104 DOM
4. 2026-06-16
   days on market $15,000 Active 103 DOM
5. 2026-06-15
   days on market $15,000 Active 102 DOM
6. 2026-06-14
   days on market $15,000 Active 100 DOM
7. 2026-06-13
   days on market $15,000 Active 99 DOM
8. 2026-06-10
   days on market $15,000 Active 97 DOM
9. 2026-06-09
   days on market $15,000 Active 96 DOM
10. 2026-06-08
    days on market $15,000 Active 95 DOM
11. 2026-06-07
    days on market $15,000 Active 94 DOM
12. 2026-06-05
    days on market $15,000 Active 91 DOM
13. 2026-06-03
    days on market $15,000 Active 90 DOM
14. 2026-06-02
    days on market $15,000 Active 89 DOM
15. 2026-06-01
    days on market $15,000 Active 88 DOM
16. 2026-05-31
    days on market $15,000 Active 87 DOM
17. 2026-05-30
    days on market $15,000 Active 86 DOM
18. 2026-03-02
    listed $15,000 Active 301-char remark

    Show marketing remark (301 chars)

    2 bedroom home. The home features a full basement, it has 2 bathroom, a fenced in back yard and a Spacious 1 car garage. The basement is open, the furnace and Hot water heater are there but the condition is unknown. This is a great opportunity for a handy homeowner or for a long-term rental property.

19. 2026-03-02
    listed $15,000 Active

    Show marketing remark (301 chars)

    2 bedroom home. The home features a full basement, it has 2 bathroom, a fenced in back yard and a Spacious 1 car garage. The basement is open, the furnace and Hot water heater are there but the condition is unknown. This is a great opportunity for a handy homeowner or for a long-term rental property.

20. 2026-02-03
    historical
21. 2026-02-03
    historical
22. 2025-09-03
    listed $14,900 Active
23. 2025-09-02
    listed $14,900 Active
24. 2025-08-28
    soldstatus $7,400 Closed
25. 2025-08-28
    soldstatus $7,400 Closed
26. 2025-08-25
    historical Accepting Backup Offers
27. 2025-08-25
    historical Active Under Contract
28. 2025-08-23
    price $7,400
29. 2025-08-22
    price $7,400
30. 2025-08-13
    price $7,500
31. 2025-08-13
    price $7,500
32. 2025-08-08
    price $7,600
33. 2025-08-08
    price $7,600
34. 2025-08-02
    price $7,700
35. 2025-08-02
    price $7,700
36. 2025-07-26
    price $7,800
37. 2025-07-25
    price $7,800
38. 2025-07-21
    price $7,900
39. 2025-07-21
    price $7,900
40. 2025-07-14
    price $8,400
41. 2025-07-14
    price $8,400
42. 2025-07-12
    price $8,900
43. 2025-07-11
    price $8,900
44. 2025-07-07
    price $9,400
45. 2025-07-07
    price $9,400
46. 2025-07-01
    price $9,500
47. 2025-06-30
    price $9,500
48. 2025-06-20
    price $9,600
49. 2025-06-19
    price $9,600
50. 2025-06-16
    price $9,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,788
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$436
• Taxable income: $7,485
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $5,482/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

-79.2% since first listed

66 events — show timeline

• 2026-03-02 Listed $15,000 REALCOMP
• 2026-03-02 Listed $15,000 MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2025-09-03 Listed $14,900 REALCOMP
• 2025-09-02 Listed $14,900 MiRealSource-MiMLS
• 2025-08-28 Sold (MLS) $7,400 MiRealSource-MiMLS
• 2025-08-28 Sold (MLS) $7,400 REALCOMP
• 2025-08-25 Contingent — MiRealSource-MiMLS
• 2025-08-25 Contingent — REALCOMP
• 2025-08-23 Price Changed $7,400 MiRealSource-MiMLS
• 2025-08-22 Price Changed $7,400 REALCOMP
• 2025-08-13 Price Changed $7,500 MiRealSource-MiMLS
• 2025-08-13 Price Changed $7,500 REALCOMP
• 2025-08-08 Price Changed $7,600 MiRealSource-MiMLS
• 2025-08-08 Price Changed $7,600 REALCOMP
• 2025-08-02 Price Changed $7,700 MiRealSource-MiMLS
• 2025-08-02 Price Changed $7,700 REALCOMP
• 2025-07-26 Price Changed $7,800 MiRealSource-MiMLS
• 2025-07-25 Price Changed $7,800 REALCOMP
• 2025-07-21 Price Changed $7,900 MiRealSource-MiMLS
• 2025-07-21 Price Changed $7,900 REALCOMP
• 2025-07-14 Price Changed $8,400 MiRealSource-MiMLS
• 2025-07-14 Price Changed $8,400 REALCOMP
• 2025-07-12 Price Changed $8,900 MiRealSource-MiMLS
• 2025-07-11 Price Changed $8,900 REALCOMP
• 2025-07-07 Price Changed $9,400 MiRealSource-MiMLS
• 2025-07-07 Price Changed $9,400 REALCOMP
• 2025-07-01 Price Changed $9,500 MiRealSource-MiMLS
• 2025-06-30 Price Changed $9,500 REALCOMP
• 2025-06-20 Price Changed $9,600 MiRealSource-MiMLS
• 2025-06-19 Price Changed $9,600 REALCOMP
• 2025-06-16 Price Changed $9,700 MiRealSource-MiMLS
• 2025-06-16 Price Changed $9,700 REALCOMP
• 2025-06-09 Price Changed $9,800 MiRealSource-MiMLS
• 2025-06-09 Price Changed $9,800 REALCOMP
• 2025-06-02 Price Changed $9,900 MiRealSource-MiMLS
• 2025-06-02 Price Changed $9,900 REALCOMP
• 2025-05-27 Price Changed $10,400 MiRealSource-MiMLS
• 2025-05-27 Price Changed $10,400 REALCOMP
• 2025-05-19 Price Changed $10,900 MiRealSource-MiMLS
• 2025-05-19 Price Changed $10,900 REALCOMP
• 2025-05-12 Price Changed $11,400 MiRealSource-MiMLS
• 2025-05-12 Price Changed $11,400 REALCOMP
• 2025-05-08 Listed $11,900 REALCOMP
• 2025-05-08 Listed $11,900 MiRealSource-MiMLS
• 2024-08-02 Listing Removed — MiRealSource-MiMLS
• 2024-08-01 Listing Removed — REALCOMP
• 2024-03-02 Price Changed $14,000 MiRealSource-MiMLS
• 2024-03-01 Price Changed $14,000 REALCOMP
• 2024-01-24 Listed $15,000 MiRealSource-MiMLS
• 2024-01-24 Listed $15,000 REALCOMP
• 2010-12-26 Listing Removed — REALCOMP
• 2010-12-25 Listing Removed — MiRealSource-MiMLS
• 2010-05-03 Listed $5,500 MiRealSource-MiMLS
• 2010-05-03 Listed $5,500 REALCOMP
• 2010-02-09 Listing Removed — REALCOMP
• 2010-02-09 Listing Removed — MiRealSource-MiMLS
• 2008-11-19 Listed $51,000 REALCOMP
• 2008-11-19 Listed $51,000 MiRealSource-MiMLS
• 2008-08-15 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2008-08-15 Sold (MLS) $7,500 REALCOMP
• 2008-07-25 Listing Removed — MiRealSource-MiMLS
• 2008-05-28 Listed $13,900 MiRealSource-MiMLS
• 2008-05-28 Listed $13,900 REALCOMP
• 2003-11-07 Sold (Public Records) $72,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $1,808 · -1.0% YoY. Source: county tax records.