1321 Kearsley Park Blvd · Flint, MI 48506

$42,000

3 bd · 1.5 ba · 1,565 sqft · SingleFamily public records · 20 Days on market

Built 1918 6,098 sqft lot Est $67k · 38% under ↓ 35% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Experience the charm of a bygone era at 1321 Kearsley Park BLVD, a delightful single-family residence built in 1918, located in Flint, MI, USA. This property offers a unique opportunity to embrace a home with character and a welcoming presence. The heart of this home is found in its thoughtfully designed kitchen, featuring a functional island that invites culinary exploration and casual gatherings. This space seamlessly transitions into the living room and dining room, fostering an open and connected atmosphere ideal for both everyday living and entertaining. The living room itself provides a focal point with its comforting wood burning fireplace, promising cozy evenings and a sense of warmth. Beyond the interior, a welcoming porch offers a perfect spot for quiet mornings or relaxed afternoons. This bungalow, with its three bedrooms, provides a canvas for your personal style and offers a chance to create lasting memories. Truly a live and fix home, kitchen ceiling had a waterline brake but has been be repaired besides the ceiling itself. Home also provides 200 amp electrical service. Land Contract Terms will be considered.

Key facts

• Functional island
• Welcoming porch
• 6,098 sq ft lot

Tags

• THOUGHTFULLY DESIGNED KITCHEN
• FUNCTIONAL ISLAND
• WOOD BURNING FIREPLACE
• WELCOMING PORCH
• 200 AMP ELECTRICAL SERVICE

Property features AI

Finance

• Other: Lot dimensions approximately 45 x 140 (0.14 acres); Located on a corner lot at Illinois and Kearsley Park; subdivision: Kearsley Park Sub

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Stucco exterior
• Construction: Asphalt roof; Block foundation; Stucco construction; Built area above grade: 1,565 finished (square feet)
• Exterior features: Covered, enclosed porch; Patio/porch; Paved road access

Interior

• Kitchen: Free-standing gas range; Microwave; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Fireplace in the living room (wood-burning); Furnished negotiable
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% 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: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 30% of the median local income ($48k/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 $290 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 + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 28y ago; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $42k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,370 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 2.87% ✓
• Cap rate: 23.09%
• Cash-on-cash: 60.00%
• DSCR: 3.67
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $67,295
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Kearsley Park Blvd	0.26mi	4/2.0 (+1)	1,596 (+2%)	7mo	$96,900	$61	72
1519 E Hamilton Ave	0.29mi	3/2.0	1,652 (+6%)	10mo	$6,500	$4	67
1318 Roosevelt Ave	0.31mi	3/1.0	1,352 (-14%)	9mo	$7,500	$6	54
220 S Franklin Ave	0.67mi	4/2.0 (+1)	1,590 (+2%)	13mo	$105,000	$66	48
2024 Tuscola St	0.75mi	2/1.0 (-1)	1,600 (+2%)	9mo	$68,900	$43	47

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: 58.8%
• Equity multiple: 3.61×
• Total profit: $30,709
• Equity at exit: $6,262

10-year hold

• IRR: 63.6%
• Equity multiple: 7.40×
• Total profit: $75,221
• Equity at exit: $3,631

Cash invested: $11,760 (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 48506

• Active inventory: 202
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $588

Break-even live

Break-even rent $460

Max offer price $42,000

Occupancy floor 46%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   price $42,000 Active 20 DOM
2. 2026-06-18
   days on market $45,000 Active 20 DOM
3. 2026-06-17
   days on market $45,000 Active 19 DOM
4. 2026-06-16
   days on market $45,000 Active 18 DOM
5. 2026-06-15
   days on market $45,000 Active 17 DOM
6. 2026-06-14
   days on market $45,000 Active 15 DOM
7. 2026-06-13
   days on market $45,000 Active 14 DOM
8. 2026-06-10
   days on market $45,000 Active 12 DOM
9. 2026-06-09
   days on market $45,000 Active 11 DOM
10. 2026-06-08
    days on market $45,000 Active 10 DOM
11. 2026-06-07
    days on market $45,000 Active 9 DOM
12. 2026-06-05
    days on market $45,000 Active 6 DOM
13. 2026-06-03
    days on market $45,000 Active 5 DOM
14. 2026-06-02
    days on market $45,000 Active 4 DOM
15. 2026-06-01
    days on market $45,000 Active 3 DOM
16. 2026-05-31
    days on market $45,000 Active 2 DOM
17. 2026-05-30
    remarks 699-char remark
18. 2026-05-30
    listed $45,000 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: $1,505 · $125/mo
• Projected year-2 tax: $1,505 · $125/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: $14,449
• − Mortgage interest: −$2,353
• − Property taxes: −$1,505
• − Insurance: −$210
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$1,222
• Taxable income: $6,847
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $5,413/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

-35.3% since first listed

53 events — show timeline

• 2026-05-29 Listed $45,000 MiRealSource-MiMLS
• 2026-05-29 Listed $45,000 REALCOMP
• 2025-01-12 Listing Removed — REALCOMP
• 2024-12-20 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2024-12-20 Sold (MLS) $18,000 REALCOMP
• 2024-12-18 Pending — MiRealSource-MiMLS
• 2024-12-18 Pending — REALCOMP
• 2024-12-08 Price Changed $35,900 MiRealSource-MiMLS
• 2024-12-07 Price Changed $35,900 REALCOMP
• 2024-11-17 Listed $39,900 MiRealSource-MiMLS
• 2024-11-17 Listed $39,900 REALCOMP
• 2024-11-15 Coming Soon $39,900 MiRealSource-MiMLS
• 2024-11-15 Coming Soon $39,900 REALCOMP
• 2024-08-31 Listing Removed — MiRealSource-MiMLS
• 2024-08-31 Listing Removed — REALCOMP
• 2024-07-26 Price Changed $49,900 MiRealSource-MiMLS
• 2024-07-25 Price Changed $49,900 REALCOMP
• 2024-06-22 Listed $59,900 MiRealSource-MiMLS
• 2024-06-22 Listed $59,900 REALCOMP
• 2024-06-22 Coming Soon — MiRealSource-MiMLS
• 2024-06-22 Coming Soon — REALCOMP
• 2023-06-30 Listing Removed — MiRealSource-MiMLS
• 2023-06-30 Listing Removed — REALCOMP
• 2023-05-14 Listed $59,900 MiRealSource-MiMLS
• 2023-05-14 Listed $59,900 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-04-16 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2010-04-16 Sold (MLS) $6,500 REALCOMP
• 2010-03-16 Listing Removed — MiRealSource-MiMLS
• 2010-03-01 Listed $6,900 MiRealSource-MiMLS
• 2010-03-01 Listed $6,900 REALCOMP
• 2006-12-14 Sold (Public Records) $62,000 Public Records
• 2006-12-06 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2006-12-06 Sold (MLS) $62,000 REALCOMP
• 2006-11-01 Listing Removed — MiRealSource-MiMLS
• 2006-03-24 Listed $59,000 MiRealSource-MiMLS
• 2006-03-24 Listed $59,000 REALCOMP
• 1999-12-30 Sold (MLS) $60,000 REALCOMP
• 1999-12-30 Sold (MLS) $60,000 MiRealSource-MiMLS
• 1999-11-11 Listing Removed — MiRealSource-MiMLS
• 1999-08-05 Listed $62,500 REALCOMP
• 1999-08-05 Listed $62,500 MiRealSource-MiMLS
• 1999-05-31 Listing Removed — MiRealSource-MiMLS
• 1999-01-22 Listed $64,000 MiRealSource-MiMLS
• 1999-01-22 Listed $64,000 REALCOMP
• 1998-12-29 Listing Removed — MiRealSource-MiMLS
• 1998-12-29 Listing Removed — REALCOMP
• 1998-09-29 Listed $69,500 MiRealSource-MiMLS
• 1998-09-29 Listed $69,500 REALCOMP
• 1998-09-28 Listing Removed — REALCOMP
• 1998-09-28 Listing Removed — MiRealSource-MiMLS
• 1998-05-29 Listed $69,500 REALCOMP
• 1998-05-29 Listed $69,500 MiRealSource-MiMLS

Property tax history

+7.4%/yr

Latest (2025): $1,505 · +61.4% YoY. Source: county tax records.