3822 Larchmont St · Flint, MI 48532

$49,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 3 Days on market

Built 1947 7,405 sqft lot Est $39k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Charming and affordable 2-bedroom home with plenty of potential! Though just 672 sq. ft. , this home feels larger inside thanks to its efficient layout. Major updates include a full renovation in 2020, a new electrical panel, a new main sewer line (2023), and a new Rheem furnace installed in December 2025. With solid bones and key mechanical updates already completed, this property offers an excellent opportunity for a first-time homebuyer to build sweat equity or an investor seeking strong ROI. A little TLC will go a long way!

Key facts

• Full renovation
• New electrical panel
• New main sewer line

Tags

• FULL RENOVATION
• NEW ELECTRICAL PANEL
• NEW MAIN SEWER LINE
• NEW RHEEM FURNACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical
• Home design: Single-family residence; One story; Ground-level entry; Residential property
• Construction: Aluminum and vinyl siding; Asphalt roof
• Exterior features: Deck; Paved road access; Pets allowed

Interior

• Kitchen: Gas cooktop; Free-standing refrigerator
• Bedrooms: Total of 2 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Free-standing refrigerator; Gas cooktop; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $50k).
• Cap rate 14.0% vs local median 11.5% in Flint — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 25y 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 $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.80% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $38,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 Larchmont St	0.13mi	2/1.0	650 (-3%)	7mo	$60,000	$92	83
3310 Larchmont St	0.30mi	2/1.0	688 (+2%)	2mo	$18,000	$26	81
3214 Clairmont St	0.33mi	2/1.0	720 (+7%)	4mo	$30,500	$42	69
3317 Arlene Ave	0.33mi	2/1.0	600 (-11%)	1mo	$34,500	$58	66
3305 Larchmont St	0.31mi	2/1.0	736 (+10%)	5mo	$45,000	$61	65
1034 Meida St	0.52mi	2/1.0	624 (-7%)	1mo	$60,000	$96	63
2913 Gibson St	0.69mi	2/1.0	680 (+1%)	6mo	$45,000	$66	61
3321 Hogarth Ave	0.45mi	3/1.0 (+1)	720 (+7%)	4mo	$59,900	$83	58
916 Mann St	0.73mi	2/1.0	647 (-4%)	3mo	$35,000	$54	57
2805 Reynolds St	0.73mi	2/1.0	704 (+5%)	3mo	$35,000	$50	56
1510 Knight Ave	0.54mi	2/1.0	612 (-9%)	8mo	$32,000	$52	53
959 Tacken St	0.58mi	2/1.0	748 (+11%)	4mo	$24,900	$33	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 1.88×
• Total profit: $12,285
• Equity at exit: $7,440

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $37,047
• Equity at exit: $4,314

Cash invested: $13,972 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $319

Break-even live

Break-even rent $496

Max offer price $49,900

Occupancy floor 60%

Sensitivity live

Price	-10% $347	-5% $333	+0% $319	+5% $305	+10% $291
Rent	-10% $248	-5% $284	+0% $319	+5% $355	+10% $390
Rate	-1.0pp $344	-0.5pp $332	base $319	+0.5pp $306	+1.0pp $293

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	1.15mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	1.15mi

Listing history 4 events

1. 2026-06-18
   days on market $49,900 Active 3 DOM
2. 2026-06-17
   days on market $49,900 Active 2 DOM
3. 2026-06-15
   remarks 533-char remark

   Show marketing remark (533 chars)

   Charming and affordable 2-bedroom home with plenty of potential! Though just 672 sq. ft. , this home feels larger inside thanks to its efficient layout. Major updates include a full renovation in 2020, a new electrical panel, a new main sewer line (2023), and a new Rheem furnace installed in December 2025. With solid bones and key mechanical updates already completed, this property offers an excellent opportunity for a first-time homebuyer to build sweat equity or an investor seeking strong ROI. A little TLC will go a long way!

4. 2026-06-15
   listed $49,900 Active 1 DOM

   Show marketing remark (533 chars)

   Charming and affordable 2-bedroom home with plenty of potential! Though just 672 sq. ft. , this home feels larger inside thanks to its efficient layout. Major updates include a full renovation in 2020, a new electrical panel, a new main sewer line (2023), and a new Rheem furnace installed in December 2025. With solid bones and key mechanical updates already completed, this property offers an excellent opportunity for a first-time homebuyer to build sweat equity or an investor seeking strong ROI. A little TLC will go a long way!

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $10,800
• − Mortgage interest: −$2,795
• − Property taxes: −$1,312
• − Insurance: −$250
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,452
• Taxable income: $3,264
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,047/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
• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• 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

+25.0% since first listed

34 events — show timeline

• 2026-06-15 Listed $49,900 REALCOMP
• 2026-06-15 Listed $49,900 MiRealSource-MiMLS
• 2020-01-24 Sold (MLS) $29,900 MiRealSource-MiMLS
• 2020-01-24 Sold (MLS) $29,900 REALCOMP
• 2020-01-17 Pending — MiRealSource-MiMLS
• 2020-01-17 Pending — REALCOMP
• 2020-01-08 Listed $34,900 MiRealSource-MiMLS
• 2020-01-08 Listed $34,900 REALCOMP
• 2019-04-08 Sold (MLS) $4,095 MiRealSource-MiMLS
• 2019-04-08 Sold (MLS) $4,095 REALCOMP
• 2019-03-15 Pending — MiRealSource-MiMLS
• 2019-03-15 Pending — REALCOMP
• 2019-03-15 Relisted — REALCOMP
• 2019-03-08 Listing Removed — REALCOMP
• 2018-12-20 Listed $11,000 MiRealSource-MiMLS
• 2018-12-20 Listed $11,000 REALCOMP
• 2016-06-07 Listing Removed — MiRealSource-MiMLS
• 2016-06-07 Listing Removed — REALCOMP
• 2016-03-23 Listed $10,000 REALCOMP
• 2016-03-23 Listed $10,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2003-04-30 Sold (Public Records) $33,000 Public Records
• 2003-04-17 Sold (MLS) $33,000 REALCOMP
• 2003-04-17 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2003-03-23 Listing Removed — MiRealSource-MiMLS
• 2003-01-13 Listed $34,900 REALCOMP
• 2003-01-13 Listed $34,900 MiRealSource-MiMLS
• 2002-11-24 Listing Removed — MiRealSource-MiMLS
• 2002-11-24 Listing Removed — REALCOMP
• 2002-10-14 Listed $39,900 MiRealSource-MiMLS
• 2002-10-14 Listed $39,900 REALCOMP
• 2002-07-01 Listing Removed — MiRealSource-MiMLS
• 2001-12-21 Listed $39,911 MiRealSource-MiMLS
• 2001-12-21 Listed $39,911 REALCOMP

Property tax history

+6.8%/yr

Latest (2025): $1,312 · +1.8% YoY. Source: county tax records.