2112 Miller Rd · Flint, MI 48503

$140,000

5 bd · 2.5 ba · 4,524 sqft · SingleFamily public records · 22 Days on market

Built 1925

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• 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

Classic Woodcroft Brick Colonial!! 3297 square foot, 5 bedroom, including spacious master suite, 2 1/2 bath family home featuring Hardwood flooring throughout. Formal Firelit Living Room, Formal Dining, plus den. Great kitchen with tons of storage cabinets and breakfast nook, built-in double oven and cooktop stove, dishwasher, too. 2+car detached garage, full basement and patio complete the picture. This one& apos; s a must-see. Spacious attic with 2 rooms. Recently installed furnaces in the basement and attic.

Key facts

• Hardwood flooring
• Breakfast nook
• Formal dining

Tags

• HARDWOOD FLOORING
• FORMAL FIRELIT LIVING ROOM
• FORMAL DINING
• TONS OF STORAGE CABINETS
• BREAKFAST NOOK
• BUILT-IN DOUBLE OVEN

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 27y 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 $30k; list at $140k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.08% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $389,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2801 Westwood Pkwy	0.66mi	4/4.0 (-1)	4,554 (+1%)	15mo	$389,500	$86	45
1006 South Dr	0.39mi	4/3.5 (-1)	3,882 (-14%)	12mo	$300,000	$77	40
1110 South Dr	0.36mi	4/4.0 (-1)	3,905 (-14%)	19mo	$412,000	$106	34

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,855
• Equity at exit: $20,874

10-year hold

• IRR: 12.8%
• Equity multiple: 2.26×
• Total profit: $49,365
• Equity at exit: $12,105

Cash invested: $39,200 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $185

Break-even live

Break-even rent $1,284

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $264	-5% $224	+0% $185	+5% $145	+10% $105
Rent	-10% $65	-5% $125	+0% $185	+5% $245	+10% $305
Rate	-1.0pp $255	-0.5pp $220	base $185	+0.5pp $148	+1.0pp $111

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $140,000 Active 22 DOM
2. 2026-06-17
   days on market $140,000 Active 21 DOM
3. 2026-06-16
   days on market $140,000 Active 20 DOM
4. 2026-06-15
   days on market $140,000 Active 19 DOM
5. 2026-06-14
   days on market $140,000 Active 17 DOM
6. 2026-06-13
   days on market $140,000 Active 16 DOM
7. 2026-06-10
   days on market $140,000 Active 14 DOM
8. 2026-06-09
   days on market $140,000 Active 13 DOM
9. 2026-06-08
   days on market $140,000 Active 12 DOM
10. 2026-06-07
    days on market $140,000 Active 11 DOM
11. 2026-06-05
    days on market $140,000 Active 8 DOM
12. 2026-06-03
    days on market $140,000 Active 7 DOM
13. 2026-06-02
    days on market $140,000 Active 6 DOM
14. 2026-06-01
    days on market $140,000 Active 5 DOM
15. 2026-05-31
    days on market $140,000 Active 4 DOM
16. 2026-05-30
    days on market $140,000 Active 3 DOM
17. 2026-05-28
    listed $140,000 Active
18. 2026-04-01
    historical
19. 2026-04-01
    historical
20. 2026-02-06
    price $140,000
21. 2026-02-05
    price $140,000
22. 2026-01-03
    listed $150,000 Active
23. 2026-01-03
    listed $150,000 Active
24. 2026-01-03
    historical
25. 2012-05-04
    soldstatus $30,000
26. 2012-05-04
    soldstatus $30,000
27. 2012-04-05
    historical
28. 2012-02-01
    listed $39,600
29. 2012-02-01
    listed $39,600
30. 2010-12-06
    historical
31. 2010-12-06
    historical
32. 2010-12-06
    historical
33. 2010-12-06
    historical
34. 2010-12-03
    historical
35. 2008-09-12
    soldstatus $147,000
36. 2008-08-27
    historical
37. 2008-05-28
    listed $154,900
38. 2008-05-28
    listed $154,900
39. 2007-03-10
    historical
40. 2006-08-10
    listed $161,500
41. 2006-08-10
    listed $161,500
42. 2006-03-01
    listed $189,900
43. 2006-03-01
    listed $189,900
44. 2006-03-01
    historical
45. 2003-03-18
    listed $189,900
46. 2003-03-18
    historical
47. 2003-03-18
    listed $189,900
48. 2002-08-04
    historical
49. 2002-05-04
    listed $194,500
50. 2002-05-01
    listed $189,900

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $2,660 · $222/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: $18,209
• − Mortgage interest: −$7,842
• − Property taxes: −$2,660
• − Insurance: −$700
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,073
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,211/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

+0.0% since first listed

41 events — show timeline

• 2026-05-28 Listed $140,000 FSBO.com
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-02-06 Price Changed $140,000 MiRealSource-MiMLS
• 2026-02-05 Price Changed $140,000 REALCOMP
• 2026-01-03 Listed $150,000 MiRealSource-MiMLS
• 2026-01-03 Listed $150,000 REALCOMP
• 2026-01-03 Coming Soon — MiRealSource-MiMLS
• 2012-05-04 Sold (MLS) $30,000 REALCOMP
• 2012-05-04 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2012-04-05 Listing Removed — MiRealSource-MiMLS
• 2012-02-01 Listed $39,600 REALCOMP
• 2012-02-01 Listed $39,600 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2008-09-12 Sold (Public Records) $147,000 Public Records
• 2008-08-27 Listing Removed — MiRealSource-MiMLS
• 2008-05-28 Listed $154,900 MiRealSource-MiMLS
• 2008-05-28 Listed $154,900 REALCOMP
• 2007-03-10 Listing Removed — MiRealSource-MiMLS
• 2006-08-10 Listed $161,500 MiRealSource-MiMLS
• 2006-08-10 Listed $161,500 REALCOMP
• 2006-03-01 Listing Removed — MiRealSource-MiMLS
• 2006-03-01 Listed $189,900 MiRealSource-MiMLS
• 2006-03-01 Listed $189,900 REALCOMP
• 2003-03-18 Listed $189,900 MiRealSource-MiMLS
• 2003-03-18 Listing Removed — MiRealSource-MiMLS
• 2003-03-18 Listed $189,900 REALCOMP
• 2002-08-04 Listing Removed — REALCOMP
• 2002-05-04 Listed $194,500 REALCOMP
• 2002-05-01 Listed $189,900 MiRealSource-MiMLS
• 2002-05-01 Listing Removed — MiRealSource-MiMLS
• 2002-05-01 Listed $189,900 REALCOMP
• 1999-09-17 Sold (MLS) $140,000 MiRealSource-MiMLS
• 1999-09-17 Sold (MLS) $140,000 REALCOMP
• 1999-09-13 Listing Removed — MiRealSource-MiMLS
• 1999-03-05 Listed $140,000 MiRealSource-MiMLS
• 1999-03-05 Listed $140,000 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $2,660 · +2.0% YoY. Source: county tax records.