934 Campbell St · Flint, MI 48507

$89,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 14 Days on market

Built 1947 5,663 sqft lot Est $69k · 28% 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to own this beautifully remodeled, move-in ready home offering modern updates and peace of mind for its next owner. Recent improvements include a new roof, updated plumbing and electrical, new flooring, a beautifully remodeled kitchen, and an updated bathroom, along with additional upgrades throughout. Conveniently located near major roads, shopping, and everyday amenities, this well-priced property is ideal for a first-time homebuyer or an investor seeking a strong, turnkey opportunity. Homes like this do not last.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Metal siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 52.5 x 105 (0.13 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas and propane heating sources; No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $89k (0.5% below list).
• Recommended offer: $89k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 11.6% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 5 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 $615 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,593 (0.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $69,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Campbell St	0.00mi	3/1.0 (+1)	924 (0%)	1mo	$89,000	$96	94
3805 Brunswick Ave	0.08mi	3/1.0 (+1)	921 (-0%)	4mo	$25,000	$27	88
1105 Lincoln Ave	0.22mi	2/1.0	896 (-3%)	2mo	$38,000	$42	84
737 Campbell St	0.22mi	3/1.0 (+1)	947 (+2%)	5mo	$84,700	$89	76
727 Waldman Ave	0.26mi	3/1.0 (+1)	956 (+4%)	5mo	$79,600	$83	73
1514 W Atherton Rd	0.43mi	3/1.0 (+1)	925 (+0%)	2mo	$35,000	$38	73
1514 Vermilya Ave	0.49mi	2/1.0	952 (+3%)	0mo	$66,000	$69	72
1413 Waldman Ave	0.38mi	3/1.0 (+1)	903 (-2%)	4mo	$99,900	$111	70
912 Markham St	0.40mi	2/1.0	1,020 (+10%)	4mo	$71,000	$70	61
1902 Crestbrook Ln	0.55mi	3/1.0 (+1)	969 (+5%)	1mo	$111,000	$115	60
839 Barrie Ave	0.47mi	2/1.0	816 (-12%)	3mo	$35,000	$43	56
1418 Blueberry Ln	0.40mi	3/1.0 (+1)	1,045 (+13%)	4mo	$78,000	$75	51

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-11,455
• Equity at exit: $13,270

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-12,812
• Equity at exit: $7,695

Cash invested: $24,920 (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: 8.4×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$467
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $87

Break-even live

Break-even rent $776

Max offer price $89,000

Occupancy floor 85%

Sensitivity live

Price	-10% $138	-5% $112	+0% $87	+5% $62	+10% $37
Rent	-10% $17	-5% $52	+0% $87	+5% $122	+10% $157
Rate	-1.0pp $132	-0.5pp $110	base $87	+0.5pp $64	+1.0pp $41

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	0.24mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.42mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.46mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	0.61mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	15d	1	1.39mi

Listing history 4 events

1. 2026-04-29
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Don't miss your opportunity to own this beautifully remodeled, move-in ready home offering modern updates and peace of mind for its next owner. Recent improvements include a new roof, updated plumbing and electrical, new flooring, a beautifully remodeled kitchen, and an updated bathroom, along with additional upgrades throughout. Conveniently located near major roads, shopping, and everyday amenities, this well-priced property is ideal for a first-time homebuyer or an investor seeking a strong, turnkey opportunity. Homes like this do not last.

2. 2026-04-29
   status Pending

   Show marketing remark (549 chars)

   Don't miss your opportunity to own this beautifully remodeled, move-in ready home offering modern updates and peace of mind for its next owner. Recent improvements include a new roof, updated plumbing and electrical, new flooring, a beautifully remodeled kitchen, and an updated bathroom, along with additional upgrades throughout. Conveniently located near major roads, shopping, and everyday amenities, this well-priced property is ideal for a first-time homebuyer or an investor seeking a strong, turnkey opportunity. Homes like this do not last.

3. 2026-04-16
   listed $89,000 Active
4. 2026-04-15
   listed $89,000 Active 549-char remark

   Show marketing remark (549 chars)

   Don't miss your opportunity to own this beautifully remodeled, move-in ready home offering modern updates and peace of mind for its next owner. Recent improvements include a new roof, updated plumbing and electrical, new flooring, a beautifully remodeled kitchen, and an updated bathroom, along with additional upgrades throughout. Conveniently located near major roads, shopping, and everyday amenities, this well-priced property is ideal for a first-time homebuyer or an investor seeking a strong, turnkey opportunity. Homes like this do not last.

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$32/yr (+$3/mo · 2.4%)

ⓘ 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: $10,631
• − Mortgage interest: −$4,985
• − Property taxes: −$1,307
• − Insurance: −$445
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,589
• Taxable loss: −$396
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,141/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

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-16 Listed $89,000 REALCOMP
• 2026-04-15 Listed $89,000 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $1,307 · +1.8% YoY. Source: county tax records.