232 Tennyson Ave · Flint, MI 48507

$89,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1967 4,792 sqft lot Est $91k · at est.

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.9/15.0
• 1% rule +6.6/10.0
• 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

Updated 3 bedroom ranch with full basement. Updates include Kitchen with brand new appliances, roof (2018), Windows (2026), Carpet (2026), Bathroom (2026).

Key facts

• Brand new appliances
• Full basement
• 4,792 sq ft lot

Tags

• FULL BASEMENT
• BRAND NEW APPLIANCES

Property features AI

Finance

• Other: Above-grade finished area about 936 square feet
• Financial info: Not specified
• HOA & community: Homeowners association present

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 50 x 95

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Has basement; Total of 3 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.1% 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 soft (-1.0%/yr); 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $90,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4526 Milton Dr	0.09mi	3/1.0	929 (-1%)	2mo	$90,000	$97	93
630 Buckingham Ave Ave	0.64mi	3/1.0	936 (0%)	1mo	$89,999	$96	69
1324 Allen St	0.48mi	2/1.0 (-1)	948 (+1%)	6mo	$119,000	$126	66
326 Burroughs Ave	0.36mi	2/1.0 (-1)	1,008 (+8%)	2mo	$47,500	$47	64
2140 E Bristol Rd	0.59mi	2/1.0 (-1)	912 (-3%)	1mo	$113,000	$124	62
1335 Connell St	0.65mi	3/1.0	900 (-4%)	3mo	$97,000	$108	61
352 Buckingham Ave	0.41mi	3/1.0	1,055 (+13%)	0mo	$98,500	$93	59
2068 E Boatfield Ave	0.66mi	2/1.0 (-1)	875 (-6%)	2mo	$100,000	$114	52
1409 James St	0.48mi	2/1.0 (-1)	818 (-13%)	3mo	$76,000	$93	49
3508 Fern Ave	0.63mi	3/1.0	1,060 (+13%)	0mo	$132,000	$125	48
802 McKeighan Ave	0.63mi	3/1.0	1,056 (+13%)	3mo	$95,900	$91	46
1230 Decamp St	0.67mi	2/1.0 (-1)	832 (-11%)	7mo	$65,000	$78	40

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-4,314
• Equity at exit: $13,404

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $1,614
• Equity at exit: $7,773

Cash invested: $25,172 (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: 207
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$471
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $209

Break-even live

Break-even rent $777

Max offer price $89,900

Occupancy floor 75%

Sensitivity live

Price	-10% $260	-5% $234	+0% $209	+5% $183	+10% $158
Rent	-10% $126	-5% $168	+0% $209	+5% $250	+10% $291
Rate	-1.0pp $254	-0.5pp $232	base $209	+0.5pp $185	+1.0pp $162

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	45d	1	0.53mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	15d	1	0.58mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	22d	1	0.80mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	0.87mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	0.88mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	1.42mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	15d	1	1.46mi

Listing history 3 events

1. 2026-06-09
   status $89,900 Pending 1 DOM
2. 2026-06-08
   remarks 155-char remark
3. 2026-06-08
   listed $89,900 Active 1 DOM

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$62/yr (+$5/mo · 5.0%)

ⓘ 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: $12,495
• − Mortgage interest: −$5,036
• − Property taxes: −$1,260
• − Insurance: −$450
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,615
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,232/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

+69.9% since first listed

45 events — show timeline

• 2026-06-07 Listed $89,900 REALCOMP
• 2026-06-07 Listed $89,900 MiRealSource-MiMLS
• 2019-05-15 Listing Removed — REALCOMP
• 2019-05-15 Listing Removed — MiRealSource-MiMLS
• 2018-05-17 Listed $34,900 MiRealSource-MiMLS
• 2018-05-17 Listed $34,900 REALCOMP
• 2017-05-12 Pending — MiRealSource-MiMLS
• 2017-04-14 Listed $19,900 MiRealSource-MiMLS
• 2017-04-13 Listing Removed — REALCOMP
• 2017-04-13 Listing Removed — MiRealSource-MiMLS
• 2017-04-13 Listed $19,900 REALCOMP
• 2017-03-20 Relisted — MiRealSource-MiMLS
• 2017-03-20 Relisted — REALCOMP
• 2017-03-17 Listing Removed — REALCOMP
• 2017-03-17 Listing Removed — MiRealSource-MiMLS
• 2017-03-03 Relisted — MiRealSource-MiMLS
• 2017-02-24 Contingent — MiRealSource-MiMLS
• 2016-09-30 Price Changed $22,500 MiRealSource-MiMLS
• 2016-09-29 Price Changed $22,500 REALCOMP
• 2016-09-19 Relisted — MiRealSource-MiMLS
• 2016-09-19 Relisted — REALCOMP
• 2016-09-17 Listing Removed — REALCOMP
• 2016-09-16 Listing Removed — MiRealSource-MiMLS
• 2016-05-25 Relisted — MiRealSource-MiMLS
• 2016-04-23 Contingent — MiRealSource-MiMLS
• 2016-03-16 Listed $24,900 MiRealSource-MiMLS
• 2016-03-16 Listed $24,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-07-20 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2007-07-20 Sold (MLS) $35,000 REALCOMP
• 2007-06-28 Listing Removed — MiRealSource-MiMLS
• 2007-03-02 Listed $38,500 MiRealSource-MiMLS
• 2007-03-02 Listed $38,500 REALCOMP
• 2002-05-02 Listing Removed — MiRealSource-MiMLS
• 2002-05-02 Listed $82,000 MiRealSource-MiMLS
• 2002-05-02 Listed $82,000 REALCOMP
• 2000-10-02 Listing Removed — MiRealSource-MiMLS
• 2000-10-02 Listed $67,900 MiRealSource-MiMLS
• 2000-10-02 Listing Removed — REALCOMP
• 2000-10-02 Listed $67,900 REALCOMP
• 1997-06-18 Listing Removed — MiRealSource-MiMLS
• 1997-06-12 Sold (MLS) $55,400 REALCOMP
• 1997-06-12 Sold (MLS) $55,400 MiRealSource-MiMLS
• 1997-05-08 Listed $52,900 MiRealSource-MiMLS
• 1997-05-07 Listed $52,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $1,260 · +1.8% YoY. Source: county tax records.