2210 Brown St · Flint, MI 48503

$52,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 2 Days on market

Built 1924 3,920 sqft lot Est $42k · 25% 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• 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, 1-bath home offering 816 square feet of comfortable living space in Flint. This property features a spacious 1.5-car garage and a fully fenced yard, perfect for pets, outdoor entertaining, or added privacy. Recent updates to the furnace and electrical system provide added peace of mind and improved efficiency. Whether you're looking for your next rental investment or a place to call home, this property offers excellent potential at an attractive value. Conveniently located near local amenities, shopping, and major roadways.

Key facts

• Fully fenced yard
• 3,920 sq ft lot
• Garage

Tags

• FULLY FENCED YARD
• RECENT UPDATES TO THE FURNACE

Property features AI

Exterior

• Parking: Detached driveway parking; Garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Asphalt roof; Paved road access; Lot dimensions approximately 40 x 92.5 (0.09 acres)

Interior

• Bedrooms: 6 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Cap rate 15.7% 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $366 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 + 8.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $16k; list at $53k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,900

Questions for the listing agent

1. Built in 1924 — 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: 1.91% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.53%
• DSCR: 2.49
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $42,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Brown St	0.00mi	2/1.0	816 (0%)	1mo	$49,900	$61	99
1114 Christopher St	0.29mi	2/1.0	832 (+2%)	4mo	$30,000	$36	80
2641 Brown St	0.38mi	2/1.0	783 (-4%)	2mo	$36,500	$47	74
2429 Brown St	0.14mi	2/1.0	933 (+14%)	4mo	$8,500	$9	66
2737 Swayze St	0.48mi	2/1.0	783 (-4%)	8mo	$65,000	$83	64
1326 Hughes Ave	0.66mi	2/1.0	814 (-0%)	6mo	$70,900	$87	64
2710 Reynolds St	0.45mi	2/1.0	751 (-8%)	5mo	$56,500	$75	61
2810 Gibson St	0.50mi	3/1.0 (+1)	892 (+9%)	1mo	$15,500	$17	56
2729 Chicago Blvd	0.48mi	3/1.0 (+1)	895 (+10%)	2mo	$88,000	$98	55
2734 Cumings Ave	0.47mi	3/1.0 (+1)	889 (+9%)	8mo	$40,000	$45	52
2805 Reynolds St	0.49mi	2/1.0	704 (-14%)	3mo	$35,000	$50	52
1115 Stocker Ave	0.71mi	3/1.5 (+1)	826 (+1%)	10mo	$43,000	$52	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 2.56×
• Total profit: $23,158
• Equity at exit: $7,888

10-year hold

• IRR: 44.0%
• Equity multiple: 6.30×
• Total profit: $78,549
• Equity at exit: $4,574

Cash invested: $14,812 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$277
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $414

Break-even live

Break-even rent $488

Max offer price $52,900

Occupancy floor 54%

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.67mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.75mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.79mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.88mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	1.04mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.17mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.24mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.24mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	1.26mi

Listing history 8 events

1. 2026-05-15
   status Pending

   Show marketing remark (564 chars)

   Charming and affordable 2-bedroom, 1-bath home offering 816 square feet of comfortable living space in Flint. This property features a spacious 1.5-car garage and a fully fenced yard, perfect for pets, outdoor entertaining, or added privacy. Recent updates to the furnace and electrical system provide added peace of mind and improved efficiency. Whether you're looking for your next rental investment or a place to call home, this property offers excellent potential at an attractive value. Conveniently located near local amenities, shopping, and major roadways.

2. 2026-05-15
   status Pending 564-char remark

   Show marketing remark (564 chars)

   Charming and affordable 2-bedroom, 1-bath home offering 816 square feet of comfortable living space in Flint. This property features a spacious 1.5-car garage and a fully fenced yard, perfect for pets, outdoor entertaining, or added privacy. Recent updates to the furnace and electrical system provide added peace of mind and improved efficiency. Whether you're looking for your next rental investment or a place to call home, this property offers excellent potential at an attractive value. Conveniently located near local amenities, shopping, and major roadways.

3. 2026-05-12
   listed $52,900 Active

   Show marketing remark (564 chars)

   Charming and affordable 2-bedroom, 1-bath home offering 816 square feet of comfortable living space in Flint. This property features a spacious 1.5-car garage and a fully fenced yard, perfect for pets, outdoor entertaining, or added privacy. Recent updates to the furnace and electrical system provide added peace of mind and improved efficiency. Whether you're looking for your next rental investment or a place to call home, this property offers excellent potential at an attractive value. Conveniently located near local amenities, shopping, and major roadways.

4. 2026-05-12
   listed $52,900 Active 564-char remark

   Show marketing remark (564 chars)

   Charming and affordable 2-bedroom, 1-bath home offering 816 square feet of comfortable living space in Flint. This property features a spacious 1.5-car garage and a fully fenced yard, perfect for pets, outdoor entertaining, or added privacy. Recent updates to the furnace and electrical system provide added peace of mind and improved efficiency. Whether you're looking for your next rental investment or a place to call home, this property offers excellent potential at an attractive value. Conveniently located near local amenities, shopping, and major roadways.

5. 2017-12-22
   soldstatus $16,500 250-char remark

   Show marketing remark (250 chars)

   Budget smart so hurry to get this well-maintained 2-bedroom single-story home. Ideal features such as central air, water proofed basement with guarantee, covered patio, garage with door opener, darkroom and carpeting. Take possession now. Don't wait!

6. 2017-12-22
   soldstatus $16,500 Closed

   Show marketing remark (250 chars)

   Budget smart so hurry to get this well-maintained 2-bedroom single-story home. Ideal features such as central air, water proofed basement with guarantee, covered patio, garage with door opener, darkroom and carpeting. Take possession now. Don't wait!

7. 2017-11-15
   listed $22,500 Active

   Show marketing remark (250 chars)

   Budget smart so hurry to get this well-maintained 2-bedroom single-story home. Ideal features such as central air, water proofed basement with guarantee, covered patio, garage with door opener, darkroom and carpeting. Take possession now. Don't wait!

8. 2017-11-15
   listed $22,500 250-char remark

   Show marketing remark (250 chars)

   Budget smart so hurry to get this well-maintained 2-bedroom single-story home. Ideal features such as central air, water proofed basement with guarantee, covered patio, garage with door opener, darkroom and carpeting. Take possession now. Don't wait!

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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: $12,139
• − Mortgage interest: −$2,963
• − Property taxes: −$1,031
• − Insurance: −$264
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,539
• Taxable income: $4,400
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $3,910/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+135.1% since first listed

8 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-12 Listed $52,900 MiRealSource-MiMLS
• 2026-05-12 Listed $52,900 REALCOMP
• 2017-12-22 Sold (MLS) $16,500 MiRealSource-MiMLS
• 2017-12-22 Sold (MLS) $16,500 REALCOMP
• 2017-11-15 Listed $22,500 MiRealSource-MiMLS
• 2017-11-15 Listed $22,500 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $1,031 · +1.6% YoY. Source: county tax records.