621 W Atherton Rd · Flint, MI 48507

$79,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 52 Days on market

Built 1929 4,356 sqft lot Est $81k · at est. ↓ 6% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Family sized 3-bedroom home in a bustling area boasts of a large covered porch and a deck in the back yard. The house features new paint, new flooring, new lighting, updated electrical, a new bathroom, a remodeled kitchen and many other new features. It's about a mile from down town Flint and less than a 10 minute ride to colleges, hospitals, shopping, restaurants and many types of entertainment. Right off of I475 provides easy access to all local freeways. This one won't last long.

Key facts

• New lighting
• Updated electrical
• Large covered porch

Tags

• LARGE COVERED PORCH
• DECK IN BACK YARD
• NEW PAINT
• NEW FLOORING
• NEW LIGHTING
• UPDATED ELECTRICAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Circuit breaker electrical service; Public water available; Public sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built area above grade: 1,066 square feet
• Exterior features: Covered patio/porch; Deck; Porch; Back yard fencing; Shed(s)

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Total of 6 rooms (includes all rooms; bedroom breakdown not provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $552 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1929 — 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: 1.28% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $81,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Alvord Ave	0.18mi	3/1.0	1,082 (+2%)	4mo	$76,500	$71	86
727 Waldman Ave	0.14mi	3/1.0	956 (-10%)	5mo	$79,600	$83	72
825 Vermilya Ave	0.32mi	4/1.0 (+1)	1,020 (-4%)	3mo	$30,000	$29	70
737 Campbell St	0.16mi	3/1.0	947 (-11%)	4mo	$84,700	$89	70
3902 Brunswick Ave	0.33mi	3/2.0	1,128 (+6%)	2mo	$123,000	$109	69
939 Ingleside Ave	0.52mi	3/1.0	1,144 (+7%)	1mo	$74,999	$66	62
1228 Leland St	0.65mi	3/1.0	1,047 (-2%)	5mo	$67,500	$64	62
1186 E Decamp St	0.61mi	3/1.0	1,100 (+3%)	4mo	$84,000	$76	62
3805 Brunswick Ave	0.30mi	3/1.0	921 (-14%)	4mo	$25,000	$27	60
912 Markham St	0.55mi	2/1.0 (-1)	1,020 (-4%)	4mo	$71,000	$70	59
934 Campbell St	0.38mi	3/1.0	924 (-13%)	1mo	$89,000	$96	59
4526 Milton Dr	0.71mi	3/1.0	929 (-13%)	2mo	$90,000	$97	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $933
• Equity at exit: $11,913

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $10,976
• Equity at exit: $6,908

Cash invested: $22,372 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$419
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $265

Break-even live

Break-even rent $689

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $310	-5% $288	+0% $265	+5% $242	+10% $220
Rent	-10% $184	-5% $224	+0% $265	+5% $305	+10% $346
Rate	-1.0pp $305	-0.5pp $285	base $265	+0.5pp $244	+1.0pp $223

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.33mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.37mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.70mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.80mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.89mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.99mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.10mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.26mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.34mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.35mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	1.44mi

Listing history 16 events

1. 2026-06-19
   pricestatus $79,900 Active 52 DOM
2. 2026-06-13
   statusdays on market $84,900 Pending 52 DOM
3. 2026-06-10
   days on market $84,900 Active 50 DOM
4. 2026-06-09
   days on market $84,900 Active 49 DOM
5. 2026-06-08
   days on market $84,900 Active 48 DOM
6. 2026-06-07
   days on market $84,900 Active 47 DOM
7. 2026-06-05
   days on market $84,900 Active 44 DOM
8. 2026-06-03
   days on market $84,900 Active 43 DOM
9. 2026-06-02
   days on market $84,900 Active 42 DOM
10. 2026-06-01
    days on market $84,900 Active 41 DOM
11. 2026-05-31
    days on market $84,900 Active 40 DOM
12. 2026-05-30
    days on market $84,900 Active 39 DOM
13. 2026-05-18
    price $84,900 487-char remark

    Show marketing remark (487 chars)

    Family sized 3-bedroom home in a bustling area boasts of a large covered porch and a deck in the back yard. The house features new paint, new flooring, new lighting, updated electrical, a new bathroom, a remodeled kitchen and many other new features. It's about a mile from down town Flint and less than a 10 minute ride to colleges, hospitals, shopping, restaurants and many types of entertainment. Right off of I475 provides easy access to all local freeways. This one won't last long.

14. 2026-05-18
    price $84,900

    Show marketing remark (487 chars)

    Family sized 3-bedroom home in a bustling area boasts of a large covered porch and a deck in the back yard. The house features new paint, new flooring, new lighting, updated electrical, a new bathroom, a remodeled kitchen and many other new features. It's about a mile from down town Flint and less than a 10 minute ride to colleges, hospitals, shopping, restaurants and many types of entertainment. Right off of I475 provides easy access to all local freeways. This one won't last long.

15. 2026-04-20
    listed $89,900 Active 487-char remark

    Show marketing remark (487 chars)

    Family sized 3-bedroom home in a bustling area boasts of a large covered porch and a deck in the back yard. The house features new paint, new flooring, new lighting, updated electrical, a new bathroom, a remodeled kitchen and many other new features. It's about a mile from down town Flint and less than a 10 minute ride to colleges, hospitals, shopping, restaurants and many types of entertainment. Right off of I475 provides easy access to all local freeways. This one won't last long.

16. 2026-04-20
    listed $89,900 Active

    Show marketing remark (487 chars)

    Family sized 3-bedroom home in a bustling area boasts of a large covered porch and a deck in the back yard. The house features new paint, new flooring, new lighting, updated electrical, a new bathroom, a remodeled kitchen and many other new features. It's about a mile from down town Flint and less than a 10 minute ride to colleges, hospitals, shopping, restaurants and many types of entertainment. Right off of I475 provides easy access to all local freeways. This one won't last long.

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$61/yr (+$5/mo · 5.5%)

ⓘ 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 ≥97°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: $12,297
• − Mortgage interest: −$4,476
• − Property taxes: −$1,109
• − Insurance: −$400
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,324
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,694/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

-5.6% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $84,900 REALCOMP
• 2026-04-20 Listed $89,900 REALCOMP
• 2026-04-20 Listed $89,900 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $1,109 · +1.7% YoY. Source: county tax records.