3214 S Grand Traverse St · Flint, MI 48507

$44,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 270 Days on market

Built 1926 3,485 sqft lot Est $32k · 40% 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
• 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

2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

Key facts

• Updated kitchen
• Updated bathroom
• 3,485 sq ft lot

Tags

• UPDATED BATHROOM
• UPDATED KITCHEN

Property features AI

Finance

• Other: Subdivision: DEMING ROAD ADD; Cross streets: S Grand Traverse & W Atherton Rd.
• Financial info: Tax details not included
• HOA & community: Homeowners association present

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Residential property
• Construction: Wood siding; Slab foundation; Built area above grade listed (details not shown)
• Exterior features: Lot dimensions approximately 31 x 100 x 34 x 100; Lot about 0.08 acre

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Total of 2 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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); 206 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $310 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 + 0.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.98% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.51%
• DSCR: 2.62
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $31,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Pettibone Ave	0.15mi	2/1.0	734 (+8%)	6mo	$60,000	$82	75
842 Ossington Ave	0.41mi	2/1.0	704 (+4%)	7mo	$15,000	$21	69
834 Remington Ave	0.44mi	2/1.0	726 (+7%)	2mo	$10,000	$14	67
908 Barrie Ave	0.41mi	2/2.0	660 (-3%)	8mo	$9,250	$14	66
3116 Camden Ave	0.24mi	2/1.0	766 (+13%)	5mo	$29,000	$38	64
1101 Lincoln Ave	0.58mi	2/1.0	666 (-2%)	7mo	$35,000	$53	64
636 Partridge St	0.61mi	2/1.0	720 (+6%)	0mo	$18,400	$26	62
937 Barrie Ave	0.47mi	2/1.0	780 (+15%)	1mo	$29,000	$37	53
4414 Brunswick Ave	0.70mi	2/1.0	722 (+6%)	9mo	$64,900	$90	50
647 Monroe St	0.57mi	2/1.0	590 (-13%)	6mo	$35,000	$59	47
1015 Alvord Ave	0.73mi	2/1.0	750 (+10%)	3mo	$35,500	$47	46
4418 Brunswick Ave	0.70mi	2/1.0	755 (+11%)	4mo	$55,000	$73	45

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: 28.8%
• Equity multiple: 2.15×
• Total profit: $14,500
• Equity at exit: $6,695

10-year hold

• IRR: 34.4%
• Equity multiple: 3.71×
• Total profit: $34,010
• Equity at exit: $3,882

Cash invested: $12,572 (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: 206
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $382

Break-even live

Break-even rent $404

Max offer price $44,900

Occupancy floor 52%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.53mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.56mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.83mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.96mi

Listing history 24 events

1. 2026-05-11
   status Pending

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

2. 2026-05-11
   status Pending 205-char remark

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

3. 2026-05-04
   price $44,900 205-char remark

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

4. 2026-05-04
   price $44,900

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

5. 2026-03-04
   status Active

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

6. 2026-03-04
   status Active 205-char remark

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

7. 2026-03-01
   historical

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

8. 2026-03-01
   historical 205-char remark

   Show marketing remark (205 chars)

   2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

9. 2025-08-12
   listed $46,900 Active
10. 2025-08-11
    listed $46,900 Active 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath home in Flint. Recently updated inside with paint, flooring, updated bathroom and kitchen. Carpet to be installed prior to closing. Buyers agent to verify all information in this listing.

11. 2023-06-08
    historical
12. 2023-06-08
    historical
13. 2023-05-17
    listed $44,900 Active
14. 2023-05-17
    listed $44,900 Active
15. 2020-02-20
    soldstatus $53,357
16. 2010-12-06
    historical
17. 2005-04-19
    listed $29,900
18. 2005-04-19
    listed $29,900
19. 2005-04-19
    historical
20. 2004-12-17
    soldstatus $10,700
21. 2004-12-17
    soldstatus $10,700
22. 2004-12-08
    historical
23. 2004-12-02
    listed $12,900
24. 2004-12-02
    listed $12,900

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $781 · $65/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 ≥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: $10,659
• − Mortgage interest: −$2,515
• − Property taxes: −$781
• − Insurance: −$224
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,306
• Taxable income: $4,127
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $3,599/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

+248.1% since first listed

24 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-04 Price Changed $44,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $44,900 REALCOMP
• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-12 Listed $46,900 REALCOMP
• 2025-08-11 Listed $46,900 MiRealSource-MiMLS
• 2023-06-08 Listing Removed — MiRealSource-MiMLS
• 2023-06-08 Listing Removed — REALCOMP
• 2023-05-17 Listed $44,900 MiRealSource-MiMLS
• 2023-05-17 Listed $44,900 REALCOMP
• 2020-02-20 Sold (Public Records) $53,357 Public Records
• 2010-12-06 Listing Removed — REALCOMP
• 2005-04-19 Listing Removed — MiRealSource-MiMLS
• 2005-04-19 Listed $29,900 MiRealSource-MiMLS
• 2005-04-19 Listed $29,900 REALCOMP
• 2004-12-17 Sold (MLS) $10,700 REALCOMP
• 2004-12-17 Sold (MLS) $10,700 MiRealSource-MiMLS
• 2004-12-08 Listing Removed — MiRealSource-MiMLS
• 2004-12-02 Listed $12,900 REALCOMP
• 2004-12-02 Listed $12,900 MiRealSource-MiMLS

Property tax history

+2.2%/yr

Latest (2025): $781 · +1.5% YoY. Source: county tax records.