2302 Copeman Blvd · Flint, MI 48504

$30,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 165 Days on market

Built 1943 6,534 sqft lot Est $47k · 36% under

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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

3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1943

Property features AI

Finance

• Other: Approximately 1,087 above-grade finished square feet
• Financial info: Not specified
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 garage space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 67 x 101 x 65 x 100; Lot size about 0.15 acre

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Unfinished basement; Total of 3 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 11.6% 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: 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $30k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.10% ✓
• Cap rate: 24.31%
• Cash-on-cash: 64.36%
• DSCR: 3.86
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $46,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Winona St	0.18mi	3/1.5	1,292 (-6%)	1mo	$30,000	$23	79
1909 Welch Blvd	0.25mi	3/1.5	1,435 (+4%)	4mo	$28,600	$20	76
3307 Mackin Rd	0.44mi	3/1.5	1,345 (-2%)	9mo	$104,000	$77	67
2917 Mallery St	0.34mi	3/2.0	1,495 (+9%)	4mo	$85,000	$57	66
2565 Mccollum Ave	0.57mi	3/1.5	1,298 (-6%)	3mo	$100,000	$77	60
1502 Lavender Ave	0.52mi	4/2.0 (+1)	1,430 (+4%)	10mo	$80,000	$56	56
3101 Brynmawr Pl	0.57mi	3/1.0	1,478 (+8%)	1mo	$50,000	$34	56
2030 Milbourne Ave	0.72mi	3/1.0	1,415 (+3%)	11mo	$15,000	$11	48
2812 Berkley St	0.72mi	4/1.5 (+1)	1,403 (+2%)	11mo	$88,000	$63	47
2622 Mackin Rd	0.67mi	2/1.0 (-1)	1,307 (-5%)	9mo	$28,000	$21	44
2729 Mackin Rd	0.62mi	4/1.0 (+1)	1,240 (-10%)	11mo	$19,900	$16	36
2025 Milbourne Ave	0.70mi	3/1.0	1,212 (-12%)	10mo	$15,000	$12	36

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: 63.5%
• Equity multiple: 3.84×
• Total profit: $23,895
• Equity at exit: $4,473

10-year hold

• IRR: 68.0%
• Equity multiple: 7.91×
• Total profit: $58,005
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$157
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $451

Break-even live

Break-even rent $359

Max offer price $30,000

Occupancy floor 47%

Sensitivity live

Price	-10% $548	-5% $459	+0% $451	+5% $442	+10% $434
Rent	-10% $377	-5% $414	+0% $451	+5% $487	+10% $524
Rate	-1.0pp $466	-0.5pp $458	base $451	+0.5pp $443	+1.0pp $435

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	46d	1	0.90mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.90mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.94mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.95mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.96mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.98mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.00mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	1.03mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	15d	1	1.21mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.36mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	1.46mi

Listing history 50 events

1. 2026-06-19
   status $30,000 Pending 165 DOM
2. 2026-06-18
   days on market $30,000 Active 165 DOM
3. 2026-06-17
   days on market $30,000 Active 164 DOM
4. 2026-06-16
   days on market $30,000 Active 163 DOM
5. 2026-06-15
   days on market $30,000 Active 162 DOM
6. 2026-06-14
   days on market $30,000 Active 160 DOM
7. 2026-06-13
   days on market $30,000 Active 159 DOM
8. 2026-06-10
   days on market $30,000 Active 157 DOM
9. 2026-06-09
   days on market $30,000 Active 156 DOM
10. 2026-06-08
    days on market $30,000 Active 155 DOM
11. 2026-06-07
    days on market $30,000 Active 154 DOM
12. 2026-06-05
    days on market $30,000 Active 151 DOM
13. 2026-06-03
    days on market $30,000 Active 150 DOM
14. 2026-06-02
    days on market $30,000 Active 149 DOM
15. 2026-06-01
    days on market $30,000 Active 148 DOM
16. 2026-05-31
    days on market $30,000 Active 147 DOM
17. 2026-05-30
    days on market $30,000 Active 146 DOM
18. 2026-04-29
    status Active

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

19. 2026-04-29
    status Active 154-char remark

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

20. 2026-04-16
    status Pending

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

21. 2026-04-16
    status Pending 154-char remark

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

22. 2025-12-30
    price $30,000 154-char remark

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

23. 2025-12-29
    price $30,000
24. 2025-12-22
    listed $25,000 Active

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

25. 2025-12-22
    listed $25,000 Active 154-char remark

    Show marketing remark (154 chars)

    3 bedroom, 1.5 bath Cape Cod home with basement and attached garage. Property is in need of rehab. Buyers agent to verify all information in this listing.

26. 2017-08-07
    soldstatus $14,200 Sold 136-char remark

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

27. 2017-07-01
    status Pending

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

28. 2017-07-01
    status Pending 136-char remark

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

29. 2017-07-01
    status Active 136-char remark

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

30. 2017-06-27
    historical 136-char remark

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

31. 2017-06-27
    status Active

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

32. 2017-06-21
    historical Keep Showing-Contgcy Appl
33. 2017-06-18
    listed $14,900 Active

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

34. 2017-06-18
    listed $14,900 Active 136-char remark

    Show marketing remark (136 chars)

    Great investment property! 3 Bedrooms, 1 1/2 Baths, finished basement, large yard. This home is currently rented with long term tenants.

35. 2011-01-03
    soldstatus $11,000
36. 2011-01-03
    soldstatus $11,000
37. 2010-11-14
    historical
38. 2010-10-05
    listed $14,900
39. 2010-10-05
    listed $14,900
40. 2009-03-13
    soldstatus $8,800
41. 2009-03-13
    soldstatus $8,800
42. 2009-03-13
    soldstatus $8,800
43. 2009-02-25
    historical
44. 2009-02-23
    listed $10,000
45. 2009-02-23
    listed $10,000
46. 2009-02-20
    listed $10,000
47. 2005-09-28
    soldstatus $20,000
48. 2005-09-28
    soldstatus $20,000
49. 2005-08-25
    historical
50. 2005-08-10
    listed $22,900

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $11,156
• − Mortgage interest: −$1,680
• − Property taxes: −$1,369
• − Insurance: −$150
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$873
• Taxable income: $5,299
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,135/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

+31.0% since first listed

34 events — show timeline

• 2026-04-29 Relisted — REALCOMP
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2025-12-30 Price Changed $30,000 MiRealSource-MiMLS
• 2025-12-29 Price Changed $30,000 REALCOMP
• 2025-12-22 Listed $25,000 MiRealSource-MiMLS
• 2025-12-22 Listed $25,000 REALCOMP
• 2017-08-07 Sold (MLS) $14,200 REALCOMP
• 2017-07-01 Pending — MiRealSource-MiMLS
• 2017-07-01 Pending — REALCOMP
• 2017-07-01 Relisted — REALCOMP
• 2017-06-27 Listing Removed — REALCOMP
• 2017-06-27 Relisted — MiRealSource-MiMLS
• 2017-06-21 Contingent — MiRealSource-MiMLS
• 2017-06-18 Listed $14,900 MiRealSource-MiMLS
• 2017-06-18 Listed $14,900 REALCOMP
• 2011-01-03 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2011-01-03 Sold (MLS) $11,000 REALCOMP
• 2010-11-14 Listing Removed — MiRealSource-MiMLS
• 2010-10-05 Listed $14,900 MiRealSource-MiMLS
• 2010-10-05 Listed $14,900 REALCOMP
• 2009-03-13 Sold (MLS) $8,800 REALCOMP
• 2009-03-13 Sold (MLS) $8,800 MiRealSource-MiMLS
• 2009-03-13 Sold (MLS) $8,800 REALCOMP
• 2009-02-25 Listing Removed — MiRealSource-MiMLS
• 2009-02-23 Listed $10,000 REALCOMP
• 2009-02-23 Listed $10,000 MiRealSource-MiMLS
• 2009-02-20 Listed $10,000 REALCOMP
• 2005-09-28 Sold (MLS) $20,000 REALCOMP
• 2005-09-28 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2005-08-25 Listing Removed — MiRealSource-MiMLS
• 2005-08-10 Listed $22,900 REALCOMP
• 2005-08-10 Listed $22,900 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $1,369 · +1.8% YoY. Source: county tax records.