630 E Dartmouth St · Flint, MI 48505

$75,000

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 109 Days on market

Built 1918 5,227 sqft lot

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Why this score? — see what drove the B 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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

The Gold Standard of Move-In Ready | $75,000 Experience the best of both worlds: Luxury-tier finishes at an unbeatable entry point. Located just moments from the prestigious University Park and the revitalized Smith Village, 630 E Dartmouth stands as a rare, turn-key opportunity that rivals the quality of $150k+ neighborhood homes. The 2025 Modern Transformation Includes: Total Structural Refresh: Brand-new roof (2025), expansive new rear deck, and a welcoming new front porch. Designer Interiors: Seamless Luxury Vinyl Plank (LVP) throughout the living, dining, and kitchen; plush new carpeting in bedrooms. Spa-Inspired Bath: Custom tile, premium spa shower kit, jetted tub, new vanity/toilet, and a fogless LED mirror. Gourmet Kitchen: New White Shaker cabinetry, updated faucets, and gas hookups. Systems & Security: Updated PEX plumbing and electrical. Freshly painted/sealed Michigan basement featuring new glass block windows (2025) with integrated sliding air vents for secure, year-round ventilation. In a market where true "move-in ready" is a rarity, this home stands alone with unrivaled value in a rapidly appreciating corridor near Downtown Flint. Terms: Cash or Conventional only.

Key facts

• Custom tile
• New front porch
• Plush new carpeting

Tags

• NEW ROOF
• EXPANSIVE NEW REAR DECK
• NEW FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• PLUSH NEW CARPETING
• CUSTOM TILE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Faces unspecified direction
• Construction: Vinyl siding; Wood siding; Other construction materials; Block foundation; Composition roof; Built with main living area on one level
• Exterior features: Deck; Porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Smart thermostat; ENERGY STAR qualified windows; Gas water heater; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

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: 99 active listings in the ZIP; 5 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).
• This rent runs 34% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $15k; list at $75k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% 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 1918 — 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: 1.24% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $13,776
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 E Dartmouth St	0.03mi	2/1.0	875 (+2%)	4mo	$36,000	$41	92
634 Spencer St	0.33mi	3/1.0 (+1)	870 (+1%)	9mo	$10,000	$11	70
410 E Genesee St	0.25mi	2/1.0	828 (-4%)	18mo	$13,500	$16	67
202 E Mcclellan St	0.45mi	2/1.0	736 (-14%)	14mo	$10,000	$14	43
117 W Dartmouth St	0.55mi	2/1.0	980 (+14%)	18mo	$19,900	$20	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.19×
• Total profit: $24,985
• Equity at exit: $32,356

10-year hold

• IRR: 22.6%
• Equity multiple: 4.16×
• Total profit: $66,371
• Equity at exit: $48,825

Cash invested: $21,000 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$393
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $271

Break-even live

Break-even rent $590

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.01mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	1.40mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.43mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	1.43mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	1.48mi

Listing history 38 events

1. 2026-06-18
   days on market $75,000 Active 109 DOM
2. 2026-06-17
   days on market $75,000 Active 108 DOM
3. 2026-06-16
   days on market $75,000 Active 107 DOM
4. 2026-06-15
   days on market $75,000 Active 106 DOM
5. 2026-06-14
   days on market $75,000 Active 104 DOM
6. 2026-06-13
   days on market $75,000 Active 103 DOM
7. 2026-06-10
   days on market $75,000 Active 101 DOM
8. 2026-06-09
   days on market $75,000 Active 100 DOM
9. 2026-06-08
   days on market $75,000 Active 99 DOM
10. 2026-06-07
    days on market $75,000 Active 98 DOM
11. 2026-06-05
    days on market $75,000 Active 95 DOM
12. 2026-06-03
    days on market $75,000 Active 94 DOM
13. 2026-06-02
    days on market $75,000 Active 93 DOM
14. 2026-06-01
    days on market $75,000 Active 92 DOM
15. 2026-05-31
    days on market $75,000 Active 91 DOM
16. 2026-05-30
    days on market $75,000 Active 90 DOM
17. 2026-02-26
    listed $75,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    The Gold Standard of Move-In Ready | $75,000 Experience the best of both worlds: Luxury-tier finishes at an unbeatable entry point. Located just moments from the prestigious University Park and the revitalized Smith Village, 630 E Dartmouth stands as a rare, turn-key opportunity that rivals the quality of $150k+ neighborhood homes. The 2025 Modern Transformation Includes: Total Structural Refresh: Brand-new roof (2025), expansive new rear deck, and a welcoming new front porch. Designer Interiors: Seamless Luxury Vinyl Plank (LVP) throughout the living, dining, and kitchen; plush new carpeting in bedrooms. Spa-Inspired Bath: Custom tile, premium spa shower kit, jetted tub, new vanity/toilet, and a fogless LED mirror. Gourmet Kitchen: New White Shaker cabinetry, updated faucets, and gas hookups. Systems & Security: Updated PEX plumbing and electrical. Freshly painted/sealed Michigan basement featuring new glass block windows (2025) with integrated sliding air vents for secure, year-round ventilation. In a market where true "move-in ready" is a rarity, this home stands alone with unrivaled value in a rapidly appreciating corridor near Downtown Flint. Terms: Cash or Conventional only.

18. 2026-02-26
    listed $75,000 Active

    Show marketing remark (1215 chars)

    The Gold Standard of Move-In Ready | $75,000 Experience the best of both worlds: Luxury-tier finishes at an unbeatable entry point. Located just moments from the prestigious University Park and the revitalized Smith Village, 630 E Dartmouth stands as a rare, turn-key opportunity that rivals the quality of $150k+ neighborhood homes. The 2025 Modern Transformation Includes: Total Structural Refresh: Brand-new roof (2025), expansive new rear deck, and a welcoming new front porch. Designer Interiors: Seamless Luxury Vinyl Plank (LVP) throughout the living, dining, and kitchen; plush new carpeting in bedrooms. Spa-Inspired Bath: Custom tile, premium spa shower kit, jetted tub, new vanity/toilet, and a fogless LED mirror. Gourmet Kitchen: New White Shaker cabinetry, updated faucets, and gas hookups. Systems & Security: Updated PEX plumbing and electrical. Freshly painted/sealed Michigan basement featuring new glass block windows (2025) with integrated sliding air vents for secure, year-round ventilation. In a market where true "move-in ready" is a rarity, this home stands alone with unrivaled value in a rapidly appreciating corridor near Downtown Flint. Terms: Cash or Conventional only.

19. 2025-02-10
    soldstatus $15,000 Closed 362-char remark

    Show marketing remark (362 chars)

    Investment property or first-time homebuyer, add a little TLC! This home features two bedrooms, 1 bathroom and a dining room. Exciting that it's close to Downtown Flint and the city bus line. Its prime location provides easy access to the vibrant Downtown Area, while offering the opportunity to restore this gem to its former glory. The opportunity awaits you!

20. 2025-02-10
    soldstatus $15,000 Closed

    Show marketing remark (362 chars)

    Investment property or first-time homebuyer, add a little TLC! This home features two bedrooms, 1 bathroom and a dining room. Exciting that it's close to Downtown Flint and the city bus line. Its prime location provides easy access to the vibrant Downtown Area, while offering the opportunity to restore this gem to its former glory. The opportunity awaits you!

21. 2025-01-19
    status Pending

    Show marketing remark (362 chars)

    Investment property or first-time homebuyer, add a little TLC! This home features two bedrooms, 1 bathroom and a dining room. Exciting that it's close to Downtown Flint and the city bus line. Its prime location provides easy access to the vibrant Downtown Area, while offering the opportunity to restore this gem to its former glory. The opportunity awaits you!

22. 2025-01-19
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Investment property or first-time homebuyer, add a little TLC! This home features two bedrooms, 1 bathroom and a dining room. Exciting that it's close to Downtown Flint and the city bus line. Its prime location provides easy access to the vibrant Downtown Area, while offering the opportunity to restore this gem to its former glory. The opportunity awaits you!

23. 2025-01-06
    listed $18,500 Active
24. 2025-01-03
    listed $18,500 Active 362-char remark

    Show marketing remark (362 chars)

    Investment property or first-time homebuyer, add a little TLC! This home features two bedrooms, 1 bathroom and a dining room. Exciting that it's close to Downtown Flint and the city bus line. Its prime location provides easy access to the vibrant Downtown Area, while offering the opportunity to restore this gem to its former glory. The opportunity awaits you!

25. 2024-09-20
    historical
26. 2024-09-20
    historical
27. 2024-04-24
    price $24,500
28. 2024-04-24
    price $24,500
29. 2024-03-20
    listed $26,500 Active
30. 2024-03-20
    listed $26,500 Active
31. 2024-02-07
    historical Accepting Backup Offers
32. 2024-02-07
    historical Accepting Backup Offers
33. 2024-02-06
    historical
34. 2024-02-06
    historical
35. 2023-08-27
    listed $26,500 Active
36. 2023-08-27
    listed $26,500 Active
37. 2023-08-24
    historical
38. 2023-08-24
    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: $501 · $42/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$327/yr (+$27/mo · 65.3%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,198
• − Mortgage interest: −$4,201
• − Property taxes: −$501
• − Insurance: −$375
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,182
• Taxable income: $2,147
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,735/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+183.0% since first listed

22 events — show timeline

• 2026-02-26 Listed $75,000 REALCOMP
• 2026-02-26 Listed $75,000 MiRealSource-MiMLS
• 2025-02-10 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2025-02-10 Sold (MLS) $15,000 REALCOMP
• 2025-01-19 Pending — MiRealSource-MiMLS
• 2025-01-19 Pending — REALCOMP
• 2025-01-06 Listed $18,500 MiRealSource-MiMLS
• 2025-01-03 Listed $18,500 REALCOMP
• 2024-09-20 Listing Removed — MiRealSource-MiMLS
• 2024-09-20 Listing Removed — REALCOMP
• 2024-04-24 Price Changed $24,500 MiRealSource-MiMLS
• 2024-04-24 Price Changed $24,500 REALCOMP
• 2024-03-20 Listed $26,500 MiRealSource-MiMLS
• 2024-03-20 Listed $26,500 REALCOMP
• 2024-02-07 Contingent — MiRealSource-MiMLS
• 2024-02-07 Contingent — REALCOMP
• 2024-02-06 Listing Removed — MiRealSource-MiMLS
• 2024-02-06 Listing Removed — REALCOMP
• 2023-08-27 Listed $26,500 MiRealSource-MiMLS
• 2023-08-27 Listed $26,500 REALCOMP
• 2023-08-24 Coming Soon — MiRealSource-MiMLS
• 2023-08-24 Coming Soon — REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $501 · +1.0% YoY. Source: county tax records.