1102 W Dayton St · Flint, MI 48504

$104,999

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 52 Days on market

Built 1919 6,534 sqft lot

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Why this score? — see what drove the D 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Public Remarks: Welcome to a truly immaculate, fully renovated home that delivers a luxury living experience from top to bottom. This stunning two-story property has been completely transformed with high-end finishes and exceptional attention to detail throughout. From the moment you walk in, you're greeted by beautiful marble tile flooring, fresh designer paint, and a bright, open feel that elevates the entire space. The home features a gorgeous fireplace that serves as a striking focal point - perfect for both everyday living and entertaining. Every inch of this property has been upgraded, including new fixtures, updated flooring, modern lighting, and refined finishes that create a cohesive and upscale aesthetic. With its large layout and two-story design, the home offers ample space, making it ideal for families or buyers seeking comfort with a luxury touch. The size and layout provide flexibility for living, entertaining, and working from home, all while maintaining a polished and move-in-ready feel. Located in a convenient area near major roads, shopping, and amenities, this home combines luxury, space, and practicality. Properties of this caliber - fully renovated, spacious, and finished with high-end materials like marble - are rare to find. A true standout opportunity for buyers looking for a turnkey luxury home. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Fully renovated home
• Marble tile flooring
• Gorgeous fireplace

Tags

• FULLY RENOVATED HOME
• GORGEOUS FIREPLACE
• MARBLE TILE FLOORING
• HIGH-END FINISHES
• UPDATED FLOORING
• MODERN LIGHTING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 50 x 133 (0.15 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (10.7% below list).
• Recommended offer: $94k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 132 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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

• It's been on market 52 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,742 (10.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $28,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 W Rankin St	0.09mi	2/1.0 (-1)	1,100 (+6%)	6mo	$25,000	$23	76
2245 Milbourne Ave	0.12mi	2/1.0 (-1)	962 (-7%)	6mo	$17,537	$18	72
2038 Copeman Blvd	0.56mi	3/1.0	1,077 (+4%)	1mo	$67,000	$62	67
2214 Mack Ave	0.59mi	3/1.0	1,008 (-3%)	6mo	$26,500	$26	62
1705 W Pasadena Ave	0.59mi	3/1.5	1,008 (-3%)	7mo	$9,000	$9	60
1818 Parkfront Dr	0.60mi	3/1.0	972 (-6%)	4mo	$63,000	$65	58
2622 Concord St	0.63mi	3/1.0	939 (-10%)	1mo	$7,000	$7	54
2613 Brownell Blvd	0.48mi	3/1.0	911 (-12%)	4mo	$78,000	$86	54
3210 Emerson St	0.70mi	3/1.5	1,120 (+8%)	0mo	$86,500	$77	52
2525 Begole St	0.56mi	3/1.5	1,134 (+9%)	6mo	$24,000	$21	51
3419 Leerda St	0.66mi	3/1.0	938 (-10%)	4mo	$25,500	$27	49
2644 Clio Rd	0.70mi	2/1.5 (-1)	1,150 (+11%)	4mo	$65,000	$57	39

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-11,501
• Equity at exit: $15,656

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,998
• Equity at exit: $9,078

Cash invested: $29,400 (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: 132
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $87

Break-even live

Break-even rent $827

Max offer price $104,999

Occupancy floor 86%

Sensitivity live

Price	-10% $146	-5% $117	+0% $87	+5% $57	+10% $28
Rent	-10% $13	-5% $50	+0% $87	+5% $124	+10% $161
Rate	-1.0pp $140	-0.5pp $114	base $87	+0.5pp $60	+1.0pp $32

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	23d	1	0.47mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	23d	1	0.50mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	23d	1	0.99mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	15d	1	1.38mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.44mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	46d	1	1.44mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.47mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.47mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	15d	1	1.48mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.49mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	23d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $104,999 Active 52 DOM
2. 2026-06-18
   days on market $104,999 Active 49 DOM
3. 2026-06-17
   days on market $104,999 Active 48 DOM
4. 2026-06-16
   days on market $104,999 Active 47 DOM
5. 2026-06-15
   days on market $104,999 Active 46 DOM
6. 2026-06-14
   days on market $104,999 Active 44 DOM
7. 2026-06-13
   pricedays on market $104,999 Active 43 DOM
8. 2026-06-10
   days on market $108,999 Active 41 DOM
9. 2026-06-09
   days on market $108,999 Active 40 DOM
10. 2026-06-08
    days on market $108,999 Active 39 DOM
11. 2026-06-07
    pricedays on market $108,999 Active 38 DOM
12. 2026-06-05
    days on market $109,999 Active 35 DOM
13. 2026-06-03
    days on market $109,999 Active 34 DOM
14. 2026-06-02
    days on market $109,999 Active 33 DOM
15. 2026-06-01
    days on market $109,999 Active 32 DOM
16. 2026-05-31
    days on market $109,999 Active 31 DOM
17. 2026-05-30
    pricedays on market $109,999 Active 30 DOM
18. 2026-04-29
    listed $119,000 Active

    Show marketing remark (1490 chars)

    Public Remarks: Welcome to a truly immaculate, fully renovated home that delivers a luxury living experience from top to bottom. This stunning two-story property has been completely transformed with high-end finishes and exceptional attention to detail throughout. From the moment you walk in, you're greeted by beautiful marble tile flooring, fresh designer paint, and a bright, open feel that elevates the entire space. The home features a gorgeous fireplace that serves as a striking focal point - perfect for both everyday living and entertaining. Every inch of this property has been upgraded, including new fixtures, updated flooring, modern lighting, and refined finishes that create a cohesive and upscale aesthetic. With its large layout and two-story design, the home offers ample space, making it ideal for families or buyers seeking comfort with a luxury touch. The size and layout provide flexibility for living, entertaining, and working from home, all while maintaining a polished and move-in-ready feel. Located in a convenient area near major roads, shopping, and amenities, this home combines luxury, space, and practicality. Properties of this caliber - fully renovated, spacious, and finished with high-end materials like marble - are rare to find. A true standout opportunity for buyers looking for a turnkey luxury home. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

19. 2026-04-29
    listed $119,000 Active 1490-char remark

    Show marketing remark (1490 chars)

    Public Remarks: Welcome to a truly immaculate, fully renovated home that delivers a luxury living experience from top to bottom. This stunning two-story property has been completely transformed with high-end finishes and exceptional attention to detail throughout. From the moment you walk in, you're greeted by beautiful marble tile flooring, fresh designer paint, and a bright, open feel that elevates the entire space. The home features a gorgeous fireplace that serves as a striking focal point - perfect for both everyday living and entertaining. Every inch of this property has been upgraded, including new fixtures, updated flooring, modern lighting, and refined finishes that create a cohesive and upscale aesthetic. With its large layout and two-story design, the home offers ample space, making it ideal for families or buyers seeking comfort with a luxury touch. The size and layout provide flexibility for living, entertaining, and working from home, all while maintaining a polished and move-in-ready feel. Located in a convenient area near major roads, shopping, and amenities, this home combines luxury, space, and practicality. Properties of this caliber - fully renovated, spacious, and finished with high-end materials like marble - are rare to find. A true standout opportunity for buyers looking for a turnkey luxury home. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

20. 2020-02-03
    historical
21. 2020-02-03
    historical
22. 2019-12-20
    price $11,000
23. 2019-12-20
    price $11,000
24. 2019-12-02
    price $15,000
25. 2019-12-02
    price $15,000
26. 2019-10-23
    listed $16,000 Active
27. 2019-10-23
    listed $16,000 Active

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$454/yr (+$38/mo · 63.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,249
• − Mortgage interest: −$5,882
• − Property taxes: −$710
• − Insurance: −$525
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$3,055
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,218/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

+643.8% since first listed

10 events — show timeline

• 2026-04-29 Listed $119,000 MiRealSource-MiMLS
• 2026-04-29 Listed $119,000 REALCOMP
• 2020-02-03 Listing Removed — REALCOMP
• 2020-02-03 Listing Removed — MiRealSource-MiMLS
• 2019-12-20 Price Changed $11,000 MiRealSource-MiMLS
• 2019-12-20 Price Changed $11,000 REALCOMP
• 2019-12-02 Price Changed $15,000 MiRealSource-MiMLS
• 2019-12-02 Price Changed $15,000 REALCOMP
• 2019-10-23 Listed $16,000 MiRealSource-MiMLS
• 2019-10-23 Listed $16,000 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $710 · +1.4% YoY. Source: county tax records.