3102 Yale St · Flint, MI 48503

$119,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 29 Days on market

Built 1956 4,356 sqft lot Est $96k · 25% over

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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 +19.3/30.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• 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

Welcome to this well-maintained 3-bedroom ranch in a quiet Flint neighborhood, offering solid updates and great value. Built in 1956, this home features 927 sq. ft. of comfortable main-level living plus a full 940 sq. ft. basement, including 429 sq. ft. partially finished — perfect for a rec room, home office, or additional storage. Recent mechanical upgrades provide peace of mind, including a brand-new furnace, central air unit, and water heater. The main floor offers a bright living area, functional kitchen layout, three bedrooms, and a full bath. The basement adds excellent expansion potential with clean utility space and a partially finished section ready for your finishing touches. Conveniently located near local schools, parks, and commuter routes, this home is a great fit for first-time buyers, downsizers, or investors looking for a move-in-ready property with strong mechanicals.

Key facts

• Bright living area
• Water heater
• Brand new furnace

Tags

• RECENT MECHANICAL UPGRADES
• BRAND NEW FURNACE
• CENTRAL AIR UNIT
• WATER HEATER
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN LAYOUT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation
• Exterior features: Corner lot; Paved road access; Lot roughly 45 x 100 feet

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Basement with block foundation; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $119k (1.0% below list).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 9 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).
• This rent runs 32% 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 $829 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $96,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 Yale St	0.07mi	4/1.0 (+1)	1,350 (-0%)	7mo	$138,000	$102	85
1409 Stocker Ave	0.27mi	2/1.0 (-1)	1,290 (-5%)	1mo	$50,250	$39	74
3813 Larchmont St	0.44mi	3/1.0	1,408 (+4%)	6mo	$100,000	$71	68
1202 Knapp Ave	0.40mi	3/1.0	1,255 (-7%)	3mo	$49,900	$40	66
2608 Cumings Ave	0.51mi	4/2.0 (+1)	1,344 (-1%)	4mo	$154,900	$115	62
2830 Reynolds St	0.53mi	2/2.0 (-1)	1,344 (-1%)	5mo	$31,500	$23	61
1518 Monteray St	0.44mi	3/1.5	1,494 (+10%)	1mo	$148,000	$99	60
1516 Gainey Ave	0.50mi	3/1.5	1,440 (+6%)	7mo	$150,000	$104	59
1544 Monteray St	0.43mi	2/1.0 (-1)	1,458 (+8%)	5mo	$32,500	$22	58
2624 Miller Rd	0.47mi	3/2.0	1,220 (-10%)	4mo	$82,000	$67	54
2537 Swayze St	0.60mi	4/2.0 (+1)	1,456 (+7%)	3mo	$10,000	$7	48
3209 Hogarth Ave	0.68mi	4/2.0 (+1)	1,180 (-13%)	1mo	$170,000	$144	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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,744
• Equity at exit: $17,877

10-year hold

• IRR: 11.0%
• Equity multiple: 2.05×
• Total profit: $35,259
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $132

Break-even live

Break-even rent $1,020

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $166	+0% $132	+5% $98	+10% $64
Rent	-10% $38	-5% $85	+0% $132	+5% $179	+10% $226
Rate	-1.0pp $192	-0.5pp $163	base $132	+0.5pp $101	+1.0pp $69

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.38mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.51mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.54mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.54mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.83mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.00mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	1.06mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	1.07mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.13mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 29 DOM
2. 2026-06-17
   days on market $119,900 Active 28 DOM
3. 2026-06-16
   days on market $119,900 Active 27 DOM
4. 2026-06-15
   days on market $119,900 Active 26 DOM
5. 2026-06-14
   days on market $119,900 Active 24 DOM
6. 2026-06-13
   days on market $119,900 Active 23 DOM
7. 2026-06-10
   days on market $119,900 Active 21 DOM
8. 2026-06-09
   days on market $119,900 Active 20 DOM
9. 2026-06-08
   days on market $119,900 Active 19 DOM
10. 2026-06-07
    days on market $119,900 Active 18 DOM
11. 2026-06-05
    days on market $119,900 Active 15 DOM
12. 2026-06-03
    days on market $119,900 Active 14 DOM
13. 2026-06-02
    days on market $119,900 Active 13 DOM
14. 2026-06-01
    days on market $119,900 Active 12 DOM
15. 2026-05-31
    days on market $119,900 Active 11 DOM
16. 2026-05-30
    days on market $119,900 Active 10 DOM
17. 2026-05-20
    listed $119,900 Active 905-char remark

    Show marketing remark (905 chars)

    Welcome to this well-maintained 3-bedroom ranch in a quiet Flint neighborhood, offering solid updates and great value. Built in 1956, this home features 927 sq. ft. of comfortable main-level living plus a full 940 sq. ft. basement, including 429 sq. ft. partially finished — perfect for a rec room, home office, or additional storage. Recent mechanical upgrades provide peace of mind, including a brand-new furnace, central air unit, and water heater. The main floor offers a bright living area, functional kitchen layout, three bedrooms, and a full bath. The basement adds excellent expansion potential with clean utility space and a partially finished section ready for your finishing touches. Conveniently located near local schools, parks, and commuter routes, this home is a great fit for first-time buyers, downsizers, or investors looking for a move-in-ready property with strong mechanicals.

18. 2026-05-20
    listed $119,900 Active

    Show marketing remark (905 chars)

    Welcome to this well-maintained 3-bedroom ranch in a quiet Flint neighborhood, offering solid updates and great value. Built in 1956, this home features 927 sq. ft. of comfortable main-level living plus a full 940 sq. ft. basement, including 429 sq. ft. partially finished — perfect for a rec room, home office, or additional storage. Recent mechanical upgrades provide peace of mind, including a brand-new furnace, central air unit, and water heater. The main floor offers a bright living area, functional kitchen layout, three bedrooms, and a full bath. The basement adds excellent expansion potential with clean utility space and a partially finished section ready for your finishing touches. Conveniently located near local schools, parks, and commuter routes, this home is a great fit for first-time buyers, downsizers, or investors looking for a move-in-ready property with strong mechanicals.

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$163/yr (+$14/mo · 10.7%)

ⓘ 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: $14,241
• − Mortgage interest: −$6,716
• − Property taxes: −$1,521
• − Insurance: −$600
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,488
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,671/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $119,900 REALCOMP
• 2026-05-20 Listed $119,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $1,521 · +1.8% YoY. Source: county tax records.