2109 Swayze St · Flint, MI 48503

$39,900

3 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 2 Days on market

Built 1943 5,227 sqft lot ↓ 11% since listing

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

Listing remarks MLS

Solid 3-bedroom, 2-bath, two-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1943

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.12 acres (55 x 92.5)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 24.6% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 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 + 8.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 31y 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 $22k; list at $40k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.96% ✓
• Cap rate: 24.61%
• Cash-on-cash: 65.43%
• DSCR: 3.91
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $102,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Durand St	0.12mi	3/1.5	1,592 (+2%)	6mo	$51,900	$33	86
1518 Monteray St	0.44mi	3/1.5	1,494 (-4%)	1mo	$148,000	$99	72
2537 Swayze St	0.31mi	4/2.0 (+1)	1,456 (-6%)	3mo	$10,000	$7	65
2115 Radcliffe Ave	0.29mi	3/1.5	1,325 (-15%)	3mo	$159,000	$120	59
1402 Woodcroft Ave	0.12mi	2/1.0 (-1)	1,776 (+14%)	6mo	$103,000	$58	59
2008 University Ave	0.56mi	4/1.0 (+1)	1,510 (-3%)	4mo	$99,000	$66	59
1544 Monteray St	0.46mi	2/1.0 (-1)	1,458 (-6%)	5mo	$32,500	$22	57
1810 Chelsea Cir	0.35mi	2/2.5 (-1)	1,730 (+11%)	6mo	$145,000	$84	51
2608 Cumings Ave	0.37mi	4/2.0 (+1)	1,344 (-14%)	4mo	$154,900	$115	50
721 Frank St	0.64mi	3/1.0	1,408 (-10%)	5mo	$61,000	$43	48
2830 Reynolds St	0.58mi	2/2.0 (-1)	1,344 (-14%)	5mo	$31,500	$23	39
825 Frank St	0.73mi	3/1.0	1,334 (-14%)	3mo	$112,500	$84	38

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: 70.5%
• Equity multiple: 4.46×
• Total profit: $38,612
• Equity at exit: $5,949

10-year hold

• IRR: 76.1%
• Equity multiple: 11.04×
• Total profit: $112,137
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$209
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $609

Break-even live

Break-even rent $408

Max offer price $39,900

Occupancy floor 43%

Sensitivity live

Price	-10% $632	-5% $620	+0% $609	+5% $598	+10% $587
Rent	-10% $516	-5% $563	+0% $609	+5% $656	+10% $702
Rate	-1.0pp $629	-0.5pp $619	base $609	+0.5pp $599	+1.0pp $588

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.39mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.49mi
410 Allendale Pl Flint, MI	4.0	1.5	2000	$1,500	$0.75	22d	1	0.88mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	0.91mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	1.07mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.10mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	1.22mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.26mi

Listing history 3 events

1. 2026-06-18
   days on market $39,900 Active 2 DOM
2. 2026-06-16
   remarks 274-char remark

   Show marketing remark (274 chars)

   Solid 3-bedroom, 2-bath, two-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

3. 2026-06-16
   listed $39,900 Active 1 DOM

   Show marketing remark (274 chars)

   Solid 3-bedroom, 2-bath, two-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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: $14,151
• − Mortgage interest: −$2,235
• − Property taxes: −$1,159
• − Insurance: −$200
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,161
• Taxable income: $7,133
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $5,598/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

-11.3% since first listed

23 events — show timeline

• 2026-06-16 Listed $39,900 REALCOMP
• 2026-06-16 Listed $39,900 MiRealSource-MiMLS
• 2013-03-15 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2013-03-15 Sold (MLS) $22,000 REALCOMP
• 2013-03-06 Listing Removed — MiRealSource-MiMLS
• 2013-02-19 Listed $22,500 MiRealSource-MiMLS
• 2013-02-19 Listed $22,500 REALCOMP
• 2013-01-18 Sold (MLS) $8,282 MiRealSource-MiMLS
• 2013-01-18 Sold (MLS) $8,282 REALCOMP
• 2012-12-27 Listing Removed — MiRealSource-MiMLS
• 2012-12-22 Listed $7,000 MiRealSource-MiMLS
• 2012-12-22 Listed $7,000 REALCOMP
• 2007-06-13 Sold (Public Records) $72,200 Public Records
• 2007-05-31 Sold (MLS) $72,200 REALCOMP
• 2007-05-31 Sold (MLS) $72,200 MiRealSource-MiMLS
• 2007-04-26 Listing Removed — MiRealSource-MiMLS
• 2006-05-22 Listed $69,900 REALCOMP
• 2006-05-22 Listed $69,900 MiRealSource-MiMLS
• 1995-08-14 Sold (MLS) $45,500 REALCOMP
• 1995-08-14 Sold (MLS) $45,500 MiRealSource-MiMLS
• 1995-07-19 Listing Removed — MiRealSource-MiMLS
• 1995-03-14 Listed $45,000 REALCOMP
• 1995-03-14 Listed $45,000 MiRealSource-MiMLS

Property tax history

+0.7%/yr

Latest (2025): $1,159 · +1.7% YoY. Source: county tax records.