2761 Golfside Ln · Flint, MI 48504

$89,999

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 7 Days on market

Built 1949 6,970 sqft lot Est $78k · 15% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3-bedroom, 1-bath ranch with a great floor plan, full basement, and fireplace. This home offers solid potential and would make a great starter home or investment/rental property. 30 days possession. Hurry - schedule your showing today!

Key facts

• 6,970 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Financial info: $1,589 annual tax amount

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.16 acres (60 x 113.43)

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.9% 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; 7 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 $622 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 23y 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 $37k; list at $90k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1949 — 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: 1.17% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $78,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2539 Norbert St	0.28mi	3/1.0	1,350 (-2%)	6mo	$76,000	$56	80
2730 Berkley St	0.30mi	3/1.0	1,427 (+4%)	6mo	$69,900	$49	75
2533 Thomas St	0.32mi	4/2.0 (+1)	1,386 (+1%)	8mo	$100,700	$73	68
2737 Norbert St	0.10mi	4/1.5 (+1)	1,522 (+11%)	7mo	$102,500	$67	64
2410 Flushing Rd	0.47mi	4/2.0 (+1)	1,312 (-4%)	4mo	$39,000	$30	59
1216 River Birch Dr	0.62mi	3/2.0	1,298 (-5%)	8mo	$165,000	$127	52
2313 Joliet St	0.55mi	3/2.0	1,260 (-8%)	8mo	$55,000	$44	50
1287 Maxson Rd	0.47mi	3/1.5	1,185 (-14%)	7mo	$23,000	$19	48
2917 Mallery St	0.70mi	3/2.0	1,495 (+9%)	4mo	$85,000	$57	45
3709 Brentwood Dr	0.69mi	3/1.0	1,176 (-14%)	3mo	$130,000	$111	41
448 Dougherty Pl	0.57mi	3/1.5	1,577 (+15%)	8mo	$162,000	$103	40
2030 Cadillac St	0.67mi	3/1.5	1,192 (-13%)	8mo	$14,000	$12	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,293
• Equity at exit: $13,419

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $13,908
• Equity at exit: $7,781

Cash invested: $25,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$472
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $193

Break-even live

Break-even rent $812

Max offer price $89,999

Occupancy floor 77%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.24mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.39mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.70mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.79mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	1.01mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.40mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $89,999 Active 7 DOM
2. 2026-06-17
   days on market $89,999 Active 6 DOM
3. 2026-06-16
   days on market $89,999 Active 5 DOM
4. 2026-06-15
   days on market $89,999 Active 4 DOM
5. 2026-06-14
   days on market $89,999 Active 2 DOM
6. 2026-06-13
   remarks 238-char remark
7. 2026-06-13
   listed $89,999 Active 1 DOM

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,675
• − Mortgage interest: −$5,041
• − Property taxes: −$1,589
• − Insurance: −$450
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,618
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,083/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

+3.6% since first listed

26 events — show timeline

• 2026-06-11 Listed $89,999 REALCOMP
• 2026-06-11 Listed $89,999 MiRealSource-MiMLS
• 2012-03-21 Sold (Public Records) $36,650 Public Records
• 2012-03-09 Sold (MLS) $36,650 MiRealSource-MiMLS
• 2012-03-09 Sold (MLS) $36,650 REALCOMP
• 2012-02-22 Listing Removed — MiRealSource-MiMLS
• 2012-02-09 Listed $39,900 MiRealSource-MiMLS
• 2012-02-09 Listed $39,900 REALCOMP
• 2012-01-25 Listing Removed — MiRealSource-MiMLS
• 2012-01-25 Listing Removed — REALCOMP
• 2011-12-16 Listed $39,900 MiRealSource-MiMLS
• 2011-12-16 Listed $39,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2005-01-07 Sold (Public Records) $100,000 Public Records
• 2004-12-01 Sold (MLS) $81,000 REALCOMP
• 2004-12-01 Sold (MLS) $81,000 MiRealSource-MiMLS
• 2004-09-27 Listing Removed — MiRealSource-MiMLS
• 2004-07-02 Listed $99,900 REALCOMP
• 2004-07-02 Listed $99,900 MiRealSource-MiMLS
• 2004-05-03 Listed $84,900 MiRealSource-MiMLS
• 2004-05-03 Listing Removed — MiRealSource-MiMLS
• 2004-05-03 Listed $84,900 REALCOMP
• 2004-04-20 Listing Removed — MiRealSource-MiMLS
• 2003-10-22 Listed $86,900 MiRealSource-MiMLS
• 2003-10-22 Listed $86,900 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $1,589 · +1.9% YoY. Source: county tax records.