2822 Epsilon Trl · Flint, MI 48506

$72,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 5 Days on market

Built 1956 5,663 sqft lot Est $58k · 24% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Move-in ready and meticulously maintained! This beautiful 3-bedroom, 1-bath home in Flint offers pride of ownership throughout. From the moment you walk in, you'll appreciate how well cared for this home has been. Features include a spacious living area, full basement with partially finished space perfect for a rec room, home office, or additional living area, and an exceptionally dry basement that provides peace of mind and plenty of storage. Outside, you'll find a fully fenced backyard ideal for pets, children, or entertaining, along with a detached 2-car garage. Whether you're a first-time homebuyer, downsizing, or looking for a turnkey property, this home checks all the boxes. Truly move-in ready.

Key facts

• Full basement
• Detached garage
• 5,663 sq ft lot

Tags

• FULL BASEMENT
• PARTIALLY FINISHED SPACE
• EXCEPTIONALLY DRY BASEMENT
• FULLY FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Property listed by The Brokerage Real Estate Enthusiasts
• HOA & community: Located in the Rollingwood Village subdivision

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding and stone exterior
• Construction: Asphalt roof
• Exterior features: Back yard with fencing; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Full, partially finished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

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: 202 active listings in the ZIP; 3 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 $498 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1956 — 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: 1.45% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.83%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $58,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Epsilon Trl	0.04mi	3/1.0	1,018 (-0%)	1mo	$92,000	$90	97
4907 Delta Dr	0.09mi	3/1.5	1,008 (-1%)	2mo	$50,000	$50	90
2909 E Pierson Rd	0.22mi	3/1.0	1,025 (+0%)	2mo	$23,500	$23	87
2727 Eaton Pl	0.28mi	3/1.0	1,000 (-2%)	1mo	$88,500	$89	83
2710 Eaton Pl	0.27mi	3/1.0	995 (-3%)	4mo	$57,000	$57	80
2825 Eaton Pl	0.27mi	3/1.0	985 (-4%)	2mo	$35,000	$36	80
2802 Eaton Pl	0.24mi	3/1.0	985 (-4%)	4mo	$40,000	$41	79
4808 Alpha Way	0.31mi	3/1.0	963 (-6%)	4mo	$63,500	$66	73
4923 Alpha Way	0.33mi	3/1.0	966 (-6%)	4mo	$64,700	$67	72
2709 Gamma Ln	0.14mi	3/1.0	1,152 (+13%)	4mo	$43,000	$37	69
3291 Drexel Ave	0.69mi	3/1.0	1,089 (+7%)	0mo	$125,000	$115	56
3013 Hampstead Dr	0.60mi	3/1.0	924 (-10%)	2mo	$31,000	$34	55

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $9,559
• Equity at exit: $10,735

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $35,684
• Equity at exit: $6,225

Cash invested: $20,160 (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 48506

• Active inventory: 202
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $333

Break-even live

Break-even rent $619

Max offer price $72,000

Occupancy floor 63%

Sensitivity live

Price	-10% $374	-5% $353	+0% $333	+5% $313	+10% $292
Rent	-10% $251	-5% $292	+0% $333	+5% $374	+10% $415
Rate	-1.0pp $369	-0.5pp $351	base $333	+0.5pp $314	+1.0pp $295

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	0.77mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	0.80mi
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	1.16mi

Listing history 6 events

1. 2026-06-03
   statusdays on market $72,000 Pending 5 DOM
2. 2026-06-02
   days on market $72,000 Active 4 DOM
3. 2026-06-01
   days on market $72,000 Active 3 DOM
4. 2026-05-31
   days on market $72,000 Active 2 DOM
5. 2026-05-30
   remarks 699-char remark
6. 2026-05-30
   listed $72,000 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: $976 · $81/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: +$67/yr (+$6/mo · 6.8%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,486
• − Mortgage interest: −$4,033
• − Property taxes: −$976
• − Insurance: −$360
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,095
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,271/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-29 Listed $72,000 MiRealSource-MiMLS
• 2026-05-29 Listed $72,000 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $976 · +1.6% YoY. Source: county tax records.