5616 Griggs Dr · Flint, MI 48504

$85,900

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 76 Days on market

Built 1958 6,970 sqft lot ↓ 8% since listing

---

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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

Key facts

• 6,970 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage (approximately 1.5 car)
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One level; Ground-level entry; Facing direction not specified
• Construction: Brick construction; Block foundation; Asphalt roof; Built year not specified
• Exterior features: Covered patio/porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Attic fan
• Interior features: Wet bar; Partially finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 131 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $594 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

• It's been on market 76 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $51,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5705 Winthrop Blvd	0.39mi	3/1.0	1,375 (-2%)	4mo	$55,000	$40	76
1323 Chatham Dr	0.43mi	3/1.5	1,374 (-2%)	2mo	$51,000	$37	74
2014 Barbara Dr	0.31mi	3/1.5	1,320 (-6%)	10mo	$54,900	$42	66
4911 Birchcrest Dr	0.48mi	3/2.0	1,310 (-6%)	0mo	$30,000	$23	63
5714 Suburban Ct	0.70mi	3/1.0	1,426 (+2%)	3mo	$63,500	$45	62
1909 Basil Ln	0.19mi	3/1.0	1,200 (-14%)	8mo	$21,025	$18	60
5913 Glenn Ave	0.46mi	3/1.5	1,272 (-9%)	4mo	$35,000	$28	58
5302 Susan St	0.42mi	2/1.0 (-1)	1,508 (+8%)	6mo	$53,000	$35	58
5709 Suburban Ct	0.67mi	3/1.5	1,440 (+3%)	8mo	$74,900	$52	56
3145 Gracelawn Ave	0.63mi	3/2.0	1,300 (-7%)	0mo	$135,500	$104	54
4319 Greenlawn Dr	0.60mi	3/1.0	1,310 (-6%)	10mo	$38,500	$29	53
5416 Dupont St	0.65mi	3/2.0	1,597 (+14%)	2mo	$38,000	$24	41

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-3,777
• Equity at exit: $12,808

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $9,851
• Equity at exit: $7,427

Cash invested: $24,052 (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 48504

• Active inventory: 131
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$450
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $159

Break-even live

Break-even rent $780

Max offer price $85,900

Occupancy floor 79%

Sensitivity live

Price	-10% $207	-5% $183	+0% $159	+5% $134	+10% $110
Rent	-10% $81	-5% $120	+0% $159	+5% $198	+10% $236
Rate	-1.0pp $202	-0.5pp $181	base $159	+0.5pp $137	+1.0pp $114

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.11mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	0.54mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.60mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	0.84mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	0.95mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.95mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	14d	1	0.98mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	1.29mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $85,900 Active 76 DOM
2. 2026-06-17
   days on market $85,900 Active 75 DOM
3. 2026-06-16
   days on market $85,900 Active 74 DOM
4. 2026-06-15
   days on market $85,900 Active 73 DOM
5. 2026-06-14
   days on market $85,900 Active 71 DOM
6. 2026-06-13
   days on market $85,900 Active 70 DOM
7. 2026-06-10
   days on market $85,900 Active 68 DOM
8. 2026-06-09
   days on market $85,900 Active 67 DOM
9. 2026-06-08
   days on market $85,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $85,900 Active 65 DOM
11. 2026-06-05
    days on market $82,500 Active 62 DOM
12. 2026-06-03
    days on market $82,500 Active 61 DOM
13. 2026-06-02
    days on market $82,500 Active 60 DOM
14. 2026-06-01
    days on market $82,500 Active 59 DOM
15. 2026-05-31
    days on market $82,500 Active 58 DOM
16. 2026-05-30
    days on market $82,500 Active 57 DOM
17. 2026-05-16
    historical Accepting Backup Offers 869-char remark

    Show marketing remark (869 chars)

    STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

18. 2026-05-16
    historical Active Under Contract

    Show marketing remark (869 chars)

    STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

19. 2026-04-04
    listed $82,500 Active 869-char remark

    Show marketing remark (869 chars)

    STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

20. 2026-04-04
    listed $82,500 Active

    Show marketing remark (869 chars)

    STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

21. 2026-04-02
    historical $82,500 869-char remark

    Show marketing remark (869 chars)

    STUNNING TOTAL RENOVATION! This solid 3-bedroom brick ranch has been completely transformed and is ready for its new owner. No detail was spared in this top-to-bottom update, featuring a brand-new roof on both the home and the garage, plus all-new windows throughout for maximum efficiency. Step inside to a bright, modern interior boasting a fully updated kitchen, stylish new flooring, a refreshed bathroom, and a crisp, contemporary paint palette. The living space extends to the newly finished basement, which serves as the ultimate entertainment hub - complete with a custom wet bar! Outside, enjoy the durability of the brick exterior and the convenience of off-street parking. Located minutes from schools, parks, and expressways, this home offers the perfect blend of modern luxury and commuter convenience. Seller financing available! Schedule your tour today!

22. 2025-12-15
    historical
23. 2025-09-17
    price $85,900
24. 2025-09-17
    price $85,900
25. 2025-08-08
    listed $89,900 Active
26. 2025-08-08
    listed $89,900 Active
27. 2025-08-04
    historical

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,562 · $130/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,775
• − Mortgage interest: −$4,812
• − Property taxes: −$1,562
• − Insurance: −$430
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,499
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,764/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): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• 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

-8.2% since first listed

11 events — show timeline

• 2026-05-16 Contingent — MiRealSource-MiMLS
• 2026-05-16 Contingent — REALCOMP
• 2026-04-04 Listed $82,500 MiRealSource-MiMLS
• 2026-04-04 Listed $82,500 REALCOMP
• 2026-04-02 Coming Soon $82,500 MiRealSource-MiMLS
• 2025-12-15 Listing Removed — MiRealSource-MiMLS
• 2025-09-17 Price Changed $85,900 MiRealSource-MiMLS
• 2025-09-17 Price Changed $85,900 REALCOMP
• 2025-08-08 Listed $89,900 MiRealSource-MiMLS
• 2025-08-08 Listed $89,900 REALCOMP
• 2025-08-04 Coming Soon — MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $1,562 · +62.3% YoY. Source: county tax records.