3817 Lippincott Apt 13 Blvd · Flint, MI 48507

$750

1 bd · 1.0 ba · 600 sqft · Condo · 109 Days on market

Built 1964 ↓ 28% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN SPECIAL!!! - 1/2 OFF FIRST MONTH'S RENT and a $150 cleaning fee FULLY RENOVATED and running brand new MOVE-IN SPECIALS! CURRENTLY 1/2 OFF FIRST MONTHS RENT!! and a lowered security deposit of only $500!! Moving in costs have never been lower!! Fully Renovated! Complete with appliances AND Water and Heat INCLUDED! 1 bedroom, 1 bath currently available at $750/ month. Now lowered cleaning fee of $150!! Pet's upon owner approval - If approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected

Key facts

• One-level living
• 0.98 acre lot
• Built 1964

Tags

• STAINLESS STEEL APPLIANCES
• ONE-LEVEL LIVING

Property features AI

Finance

• Other: Listing broker: Quality Rental Homes and Property Management
• Financial info: Listed as residential income / multi-family

Exterior

• Utilities: Public water; Public sewer / sewer available
• Home design: One-story multi-family residential income property
• Construction: Above-grade finished area about 600 square feet
• Exterior features: Nearly 1-acre lot (0.98 acres); Lot dimensions approximately 429 x 429 x 101 x 101; Subdivision: EVERGREEN PARK 1

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Forced air heating; Natural gas heating; Separate meters for utilities

🏷️ Possibly a rental listed for sale. The $750 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $750.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($774 rent vs $750).
• Recommended offer: $682 (9.1% below list) — sets the bar for market timing.
• Cap rate 976.5% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 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 $6 of loan paydown is wiped out by about $22 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 + 0.0% rent growth), your $210 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($682) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.

Recommended offer $682 (9.1% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 103.21% ✓
• Cap rate: 976.48%
• Cash-on-cash: 3464.94%
• DSCR: 155.17
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 173.58×
• Total profit: $36,241
• Equity at exit: $112

10-year hold

• IRR: —
• Equity multiple: 346.56×
• Total profit: $72,567
• Equity at exit: $65

Cash invested: $210 (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: 0.1×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $11/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $606

Break-even live

Break-even rent $7

Max offer price $750

Occupancy floor 17%

Sensitivity live

Price	-10% $607	-5% $607	+0% $606	+5% $606	+10% $606
Rent	-10% $545	-5% $576	+0% $606	+5% $637	+10% $668
Rate	-1.0pp $607	-0.5pp $607	base $606	+0.5pp $606	+1.0pp $606

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: $188
• Closing costs: $22
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Lippincott Blvd Apt 17 Flint, MI	1.0	1.0	600	$750	$1.25	14d	1	0.09mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$840	$0.99	14d	4	0.92mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $750 Active 109 DOM
2. 2026-06-18
   days on market $750 Active 106 DOM
3. 2026-06-17
   days on market $750 Active 105 DOM
4. 2026-06-16
   days on market $750 Active 104 DOM
5. 2026-06-15
   days on market $750 Active 103 DOM
6. 2026-06-14
   days on market $750 Active 101 DOM
7. 2026-06-13
   days on market $750 Active 100 DOM
8. 2026-06-10
   days on market $750 Active 98 DOM
9. 2026-06-09
   days on market $750 Active 97 DOM
10. 2026-06-08
    days on market $750 Active 96 DOM
11. 2026-06-07
    days on market $750 Active 95 DOM
12. 2026-06-05
    days on market $750 Active 92 DOM
13. 2026-06-03
    days on market $750 Active 91 DOM
14. 2026-06-02
    days on market $750 Active 90 DOM
15. 2026-06-01
    days on market $750 Active 89 DOM
16. 2026-05-31
    days on market $750 Active 88 DOM
17. 2026-05-30
    days on market $750 Active 87 DOM
18. 2026-03-30
    soldstatus $750 Closed 552-char remark

    Show marketing remark (552 chars)

    MOVE IN SPECIAL!!! - 1/2 OFF FIRST MONTH'S RENT and a $150 cleaning fee FULLY RENOVATED and running brand new MOVE-IN SPECIALS! CURRENTLY 1/2 OFF FIRST MONTHS RENT!! and a lowered security deposit of only $500!! Moving in costs have never been lower!! Fully Renovated! Complete with appliances AND Water and Heat INCLUDED! 1 bedroom, 1 bath currently available at $750/ month. Now lowered cleaning fee of $150!! Pet's upon owner approval - If approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected

19. 2026-03-09
    listed $750 Active 552-char remark

    Show marketing remark (552 chars)

    MOVE IN SPECIAL!!! - 1/2 OFF FIRST MONTH'S RENT and a $150 cleaning fee FULLY RENOVATED and running brand new MOVE-IN SPECIALS! CURRENTLY 1/2 OFF FIRST MONTHS RENT!! and a lowered security deposit of only $500!! Moving in costs have never been lower!! Fully Renovated! Complete with appliances AND Water and Heat INCLUDED! 1 bedroom, 1 bath currently available at $750/ month. Now lowered cleaning fee of $150!! Pet's upon owner approval - If approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected

20. 2026-03-04
    listed $750 Active 552-char remark

    Show marketing remark (552 chars)

    MOVE IN SPECIAL!!! - 1/2 OFF FIRST MONTH'S RENT and a $150 cleaning fee FULLY RENOVATED and running brand new MOVE-IN SPECIALS! CURRENTLY 1/2 OFF FIRST MONTHS RENT!! and a lowered security deposit of only $500!! Moving in costs have never been lower!! Fully Renovated! Complete with appliances AND Water and Heat INCLUDED! 1 bedroom, 1 bath currently available at $750/ month. Now lowered cleaning fee of $150!! Pet's upon owner approval - If approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected

21. 2026-03-04
    listed $750 Active

    Show marketing remark (552 chars)

    MOVE IN SPECIAL!!! - 1/2 OFF FIRST MONTH'S RENT and a $150 cleaning fee FULLY RENOVATED and running brand new MOVE-IN SPECIALS! CURRENTLY 1/2 OFF FIRST MONTHS RENT!! and a lowered security deposit of only $500!! Moving in costs have never been lower!! Fully Renovated! Complete with appliances AND Water and Heat INCLUDED! 1 bedroom, 1 bath currently available at $750/ month. Now lowered cleaning fee of $150!! Pet's upon owner approval - If approved a one time $250 non-refundable pet fee per pet and a monthly $25 pet fee per pet is collected

22. 2025-07-13
    historical $700
23. 2025-06-21
    price $700
24. 2025-04-19
    price $750
25. 2025-03-26
    price $875
26. 2025-03-15
    price $785
27. 2025-02-28
    price $795
28. 2025-02-22
    listed $875
29. 2022-03-04
    soldstatus $650,000 Sold
30. 2022-01-14
    status Pending
31. 2021-12-31
    price $699,900
32. 2021-12-28
    status Active
33. 2021-11-05
    status Pending
34. 2021-11-01
    status Active
35. 2021-08-12
    status Pending
36. 2021-06-17
    historical Accepting Backup Offers
37. 2021-06-02
    status Active
38. 2021-04-21
    historical Accepting Backup Offers
39. 2021-04-20
    listed $799,900 Active
40. 2021-04-06
    soldstatus $899,900 Sold
41. 2021-02-24
    status Active
42. 2021-02-15
    historical Accepting Backup Offers
43. 2021-02-10
    listed $899,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,289
• − Mortgage interest: −$42
• − Property taxes: −$11
• − Insurance: −$4
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$22
• Taxable income: $7,724
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $5,423/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

-27.8% since first listed

26 events — show timeline

• 2026-03-30 Sold (MLS) $750 REALCOMP
• 2026-03-09 Listed $750 REALCOMP
• 2026-03-04 Listed $750 REALCOMP
• 2026-03-04 Listed $750 REALCOMP
• 2025-07-13 Rental Removed $700 PROPERTYWARE
• 2025-06-21 Price Changed $700 PROPERTYWARE
• 2025-04-19 Price Changed $750 PROPERTYWARE
• 2025-03-26 Price Changed $875 PROPERTYWARE
• 2025-03-15 Price Changed $785 PROPERTYWARE
• 2025-02-28 Price Changed $795 PROPERTYWARE
• 2025-02-22 Listed for Rent $875 PROPERTYWARE
• 2022-03-04 Sold (MLS) $650,000 REALCOMP
• 2022-01-14 Pending — REALCOMP
• 2021-12-31 Price Changed $699,900 REALCOMP
• 2021-12-28 Relisted — REALCOMP
• 2021-11-05 Pending — REALCOMP
• 2021-11-01 Relisted — REALCOMP
• 2021-08-12 Pending — REALCOMP
• 2021-06-17 Contingent — REALCOMP
• 2021-06-02 Relisted — REALCOMP
• 2021-04-21 Contingent — REALCOMP
• 2021-04-20 Listed $799,900 REALCOMP
• 2021-04-06 Sold (MLS) $899,900 REALCOMP
• 2021-02-24 Relisted — REALCOMP
• 2021-02-15 Contingent — REALCOMP
• 2021-02-10 Listed $899,900 REALCOMP