2410 Corunna Rd · Flint, MI 48503

$117,000

2 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 179 Days on market

Built 1915 3,485 sqft lot Est $90k · 30% over

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Why this score? — see what drove the F 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 +14.2/30.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• 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

2410 Corunna Road offers 1242 square feet of living space, featuring four bedrooms, two full baths. This property features significant updates including the kitchen, bathrooms and flooring throughtout. Located near major Expressways, Downtown Flint, Kettering University, University of Michigan and Michigan State of Flint and the College Cultural Area. Schedule your showing today.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; Two-story; Entry on ground level
• Construction: Vinyl siding; Brick/mortar foundation; Built with typical residential construction
• Exterior features: Paved road access; Lot dimensions approximately 39.83 x 88.7 (0.08 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $19 ($226/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 $102k (12.5% below list).
• Recommended offer: $102k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 17y 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 $8k; list at $117k implies a 1460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,394 (12.5% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.88% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $89,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2830 Reynolds St	0.42mi	2/2.0	1,344 (+0%)	4mo	$31,500	$23	76
2115 Radcliffe Ave	0.40mi	3/1.5 (+1)	1,325 (-1%)	3mo	$159,000	$120	70
1516 Gainey Ave	0.33mi	3/1.5 (+1)	1,440 (+7%)	7mo	$150,000	$104	60
1544 Monteray St	0.40mi	2/1.0	1,458 (+9%)	5mo	$32,500	$22	59
2624 Miller Rd	0.40mi	3/2.0 (+1)	1,220 (-9%)	4mo	$82,000	$67	58
1409 Stocker Ave	0.67mi	2/1.0	1,290 (-4%)	1mo	$50,250	$39	58
825 Frank St	0.66mi	3/1.0 (+1)	1,334 (-1%)	3mo	$112,500	$84	57
1518 Monteray St	0.36mi	3/1.5 (+1)	1,494 (+11%)	1mo	$148,000	$99	56
721 Frank St	0.58mi	3/1.0 (+1)	1,408 (+5%)	5mo	$61,000	$43	52
1202 Knapp Ave	0.59mi	3/1.0 (+1)	1,255 (-6%)	3mo	$49,900	$40	50
2710 Mansfield Ave	0.45mi	3/1.0 (+1)	1,200 (-11%)	4mo	$115,000	$96	49
3405 Sherwood Dr	0.68mi	3/1.5 (+1)	1,500 (+12%)	4mo	$88,000	$59	39

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: -9.9%
• Equity multiple: 0.62×
• Total profit: $-12,344
• Equity at exit: $17,445

10-year hold

• IRR: 5.2%
• Equity multiple: 1.47×
• Total profit: $15,441
• Equity at exit: $10,116

Cash invested: $32,760 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$614
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $19

Break-even live

Break-even rent $1,000

Max offer price $117,000

Occupancy floor 93%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.20mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.33mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.69mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.73mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.02mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.03mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	1.13mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.17mi

Listing history 43 events

1. 2026-06-18
   days on market $117,000 Active 179 DOM
2. 2026-06-17
   days on market $117,000 Active 178 DOM
3. 2026-06-16
   days on market $117,000 Active 177 DOM
4. 2026-06-15
   days on market $117,000 Active 176 DOM
5. 2026-06-14
   days on market $117,000 Active 174 DOM
6. 2026-06-13
   days on market $117,000 Active 173 DOM
7. 2026-06-10
   days on market $117,000 Active 171 DOM
8. 2026-06-09
   days on market $117,000 Active 170 DOM
9. 2026-06-08
   days on market $117,000 Active 169 DOM
10. 2026-06-07
    days on market $117,000 Active 168 DOM
11. 2026-06-05
    days on market $117,000 Active 165 DOM
12. 2026-06-03
    days on market $117,000 Active 164 DOM
13. 2026-06-02
    days on market $117,000 Active 163 DOM
14. 2026-06-01
    days on market $117,000 Active 162 DOM
15. 2026-05-31
    days on market $117,000 Active 161 DOM
16. 2026-05-30
    days on market $117,000 Active 160 DOM
17. 2026-04-22
    price $117,000 382-char remark

    Show marketing remark (382 chars)

    2410 Corunna Road offers 1242 square feet of living space, featuring four bedrooms, two full baths. This property features significant updates including the kitchen, bathrooms and flooring throughtout. Located near major Expressways, Downtown Flint, Kettering University, University of Michigan and Michigan State of Flint and the College Cultural Area. Schedule your showing today.

18. 2026-04-21
    price $117,000
19. 2025-12-22
    listed $120,000 Active 382-char remark

    Show marketing remark (382 chars)

    2410 Corunna Road offers 1242 square feet of living space, featuring four bedrooms, two full baths. This property features significant updates including the kitchen, bathrooms and flooring throughtout. Located near major Expressways, Downtown Flint, Kettering University, University of Michigan and Michigan State of Flint and the College Cultural Area. Schedule your showing today.

20. 2025-12-22
    listed $120,000 Active

    Show marketing remark (382 chars)

    2410 Corunna Road offers 1242 square feet of living space, featuring four bedrooms, two full baths. This property features significant updates including the kitchen, bathrooms and flooring throughtout. Located near major Expressways, Downtown Flint, Kettering University, University of Michigan and Michigan State of Flint and the College Cultural Area. Schedule your showing today.

21. 2025-12-20
    historical $120,000 382-char remark

    Show marketing remark (382 chars)

    2410 Corunna Road offers 1242 square feet of living space, featuring four bedrooms, two full baths. This property features significant updates including the kitchen, bathrooms and flooring throughtout. Located near major Expressways, Downtown Flint, Kettering University, University of Michigan and Michigan State of Flint and the College Cultural Area. Schedule your showing today.

22. 2015-10-07
    soldstatus $7,500
23. 2013-06-21
    historical
24. 2013-06-21
    historical
25. 2012-05-17
    listed $19,900
26. 2012-05-17
    listed $19,900
27. 2012-04-04
    historical
28. 2011-11-28
    historical
29. 2011-04-04
    listed $34,900
30. 2011-04-04
    listed $34,900
31. 2011-04-04
    historical
32. 2011-04-04
    historical
33. 2011-01-10
    listed $24,900
34. 2011-01-10
    listed $24,900
35. 2011-01-01
    historical
36. 2010-12-31
    historical
37. 2010-06-04
    listed $47,000
38. 2010-06-04
    listed $47,000
39. 2009-12-18
    soldstatus $7,000
40. 2009-12-18
    soldstatus $7,000
41. 2009-12-14
    historical
42. 2009-03-11
    listed $19,900
43. 2009-03-11
    listed $19,900

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$134/yr (+$11/mo · 8.8%)

ⓘ 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: $12,287
• − Mortgage interest: −$6,554
• − Property taxes: −$1,533
• − Insurance: −$585
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$3,404
• Taxable loss: −$1,754
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $647/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

+487.9% since first listed

27 events — show timeline

• 2026-04-22 Price Changed $117,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $117,000 REALCOMP
• 2025-12-22 Listed $120,000 MiRealSource-MiMLS
• 2025-12-22 Listed $120,000 REALCOMP
• 2025-12-20 Coming Soon $120,000 MiRealSource-MiMLS
• 2015-10-07 Sold (Public Records) $7,500 Public Records
• 2013-06-21 Listing Removed — MiRealSource-MiMLS
• 2013-06-21 Listing Removed — REALCOMP
• 2012-05-17 Listed $19,900 MiRealSource-MiMLS
• 2012-05-17 Listed $19,900 REALCOMP
• 2012-04-04 Listing Removed — MiRealSource-MiMLS
• 2011-11-28 Listing Removed — REALCOMP
• 2011-04-04 Listing Removed — REALCOMP
• 2011-04-04 Listing Removed — MiRealSource-MiMLS
• 2011-04-04 Listed $34,900 REALCOMP
• 2011-04-04 Listed $34,900 MiRealSource-MiMLS
• 2011-01-10 Listed $24,900 REALCOMP
• 2011-01-10 Listed $24,900 MiRealSource-MiMLS
• 2011-01-01 Listing Removed — REALCOMP
• 2010-12-31 Listing Removed — MiRealSource-MiMLS
• 2010-06-04 Listed $47,000 MiRealSource-MiMLS
• 2010-06-04 Listed $47,000 REALCOMP
• 2009-12-18 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2009-12-18 Sold (MLS) $7,000 REALCOMP
• 2009-12-14 Listing Removed — MiRealSource-MiMLS
• 2009-03-11 Listed $19,900 MiRealSource-MiMLS
• 2009-03-11 Listed $19,900 REALCOMP

Property tax history

-3.8%/yr

Latest (2025): $1,533 · +2.1% YoY. Source: county tax records.