3402 Brandon St · Flint, MI 48503

$10,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 428 Days on market

Built 1954 5,227 sqft lot ↓ 45% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

Key facts

• 5,227 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: About 780 square feet of above-grade finished living area; No pool

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Wood siding and other exterior materials
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 50 x 100 feet (about 0.12 acres)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $11k).
• Recommended offer: $10k (12.0% below list) — sets the bar for market timing.
• Cap rate 89.6% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $75 of loan paydown is wiped out by about $327 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $9k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 9.67% ✓
• Cap rate: 89.63%
• Cash-on-cash: 297.63%
• DSCR: 14.24
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $39,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 Hogarth Ave	0.10mi	2/1.0	796 (+2%)	3mo	$32,500	$41	90
3305 Larchmont St	0.10mi	2/1.0	736 (-6%)	5mo	$45,000	$61	82
3214 Clairmont St	0.18mi	2/1.0	720 (-8%)	4mo	$30,500	$42	75
3310 Larchmont St	0.12mi	2/1.0	688 (-12%)	2mo	$18,000	$26	73
2641 Brown St	0.62mi	2/1.0	783 (+0%)	2mo	$36,500	$47	69
3205 Clairmont St	0.17mi	3/1.0 (+1)	888 (+14%)	3mo	$42,000	$47	62
1115 Barney Ave	0.47mi	3/1.0 (+1)	833 (+7%)	5mo	$43,500	$52	58
2805 Reynolds St	0.63mi	2/1.0	704 (-10%)	3mo	$35,000	$50	52
2717 Gibson St	0.68mi	2/1.0	687 (-12%)	1mo	$50,000	$73	48
2729 Chicago Blvd	0.50mi	3/1.0 (+1)	895 (+15%)	2mo	$88,000	$98	45
3321 Hogarth Ave	0.72mi	3/1.0 (+1)	720 (-8%)	4mo	$59,900	$83	45
2810 Gibson St	0.69mi	3/1.0 (+1)	892 (+14%)	1mo	$15,500	$17	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.05×
• Total profit: $52,030
• Equity at exit: $1,625

10-year hold

• IRR: —
• Equity multiple: 44.51×
• Total profit: $132,795
• Equity at exit: $942

Cash invested: $3,052 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$57
• Tax est. 1.5%: −$14 /mo · $164/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $757

Break-even live

Break-even rent $95

Max offer price $10,900

Occupancy floor 23%

Sensitivity live

Price	-10% $765	-5% $761	+0% $757	+5% $753	+10% $749
Rent	-10% $674	-5% $715	+0% $757	+5% $799	+10% $840
Rate	-1.0pp $762	-0.5pp $760	base $757	+0.5pp $754	+1.0pp $751

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: $2,725
• Closing costs: $327
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.35mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.36mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.37mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.86mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	1.17mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	1.19mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.23mi

Listing history 50 events

1. 2026-06-18
   days on market $10,900 Active 428 DOM
2. 2026-06-17
   days on market $10,900 Active 427 DOM
3. 2026-06-16
   days on market $10,900 Active 426 DOM
4. 2026-06-15
   days on market $10,900 Active 425 DOM
5. 2026-06-14
   days on market $10,900 Active 423 DOM
6. 2026-06-13
   days on market $10,900 Active 422 DOM
7. 2026-06-10
   days on market $10,900 Active 420 DOM
8. 2026-06-09
   days on market $10,900 Active 419 DOM
9. 2026-06-08
   days on market $10,900 Active 418 DOM
10. 2026-06-07
    days on market $10,900 Active 417 DOM
11. 2026-06-05
    days on market $10,900 Active 414 DOM
12. 2026-06-03
    days on market $10,900 Active 413 DOM
13. 2026-06-02
    days on market $10,900 Active 412 DOM
14. 2026-06-01
    days on market $10,900 Active 411 DOM
15. 2026-05-31
    days on market $10,900 Active 410 DOM
16. 2026-05-30
    days on market $10,900 Active 409 DOM
17. 2026-03-27
    status Active
18. 2026-03-27
    historical
19. 2026-02-21
    price $10,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

20. 2026-02-20
    price $10,900
21. 2025-10-06
    price $11,500 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

22. 2025-10-06
    price $11,500

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

23. 2025-09-24
    price $11,300 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

24. 2025-09-24
    price $11,300

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

25. 2025-09-11
    price $11,400 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

26. 2025-09-10
    price $11,400
27. 2025-09-04
    price $11,800 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

28. 2025-09-04
    price $11,800

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

29. 2025-09-01
    price $11,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

30. 2025-09-01
    price $11,900

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

31. 2025-08-13
    price $12,600 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

32. 2025-08-13
    price $12,600

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

33. 2025-08-08
    price $12,700 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

34. 2025-08-08
    price $12,700

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

35. 2025-08-02
    price $12,800 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

36. 2025-08-02
    price $12,800

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

37. 2025-07-26
    price $12,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

38. 2025-07-25
    price $12,900
39. 2025-07-18
    price $13,300 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

40. 2025-07-18
    price $13,300

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

41. 2025-07-14
    price $13,400 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

42. 2025-07-14
    price $13,400

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

43. 2025-07-12
    price $13,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

44. 2025-07-11
    price $13,900
45. 2025-07-07
    price $14,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

46. 2025-07-07
    price $14,900

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

47. 2025-07-01
    price $15,400 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

48. 2025-06-30
    price $15,400
49. 2025-06-20
    price $15,900 588-char remark

    Show marketing remark (588 chars)

    Attention Investors, Handymen & Entrepreneurs! Incredible opportunity to acquire a large portfolio of homes - perfect for short- or long-term investment. These properties offer low acquisition costs with high rental return potential, making now the ideal time to start or expand your real estate portfolio. Distressed properties - may require substantial repairs All taxes paid to date - no liens or outstanding water bills Title work completed - ready for a FAST closing Many more properties available! Message me for details and start building your real estate wealth today! BTVAI

50. 2025-06-19
    status Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,643
• − Mortgage interest: −$611
• − Property taxes: −$164
• − Insurance: −$54
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$317
• Taxable income: $9,474
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $6,810/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

-45.2% since first listed

52 events — show timeline

• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-21 Price Changed $10,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $10,900 REALCOMP
• 2025-10-06 Price Changed $11,500 MiRealSource-MiMLS
• 2025-10-06 Price Changed $11,500 REALCOMP
• 2025-09-24 Price Changed $11,300 MiRealSource-MiMLS
• 2025-09-24 Price Changed $11,300 REALCOMP
• 2025-09-11 Price Changed $11,400 MiRealSource-MiMLS
• 2025-09-10 Price Changed $11,400 REALCOMP
• 2025-09-04 Price Changed $11,800 MiRealSource-MiMLS
• 2025-09-04 Price Changed $11,800 REALCOMP
• 2025-09-01 Price Changed $11,900 MiRealSource-MiMLS
• 2025-09-01 Price Changed $11,900 REALCOMP
• 2025-08-13 Price Changed $12,600 MiRealSource-MiMLS
• 2025-08-13 Price Changed $12,600 REALCOMP
• 2025-08-08 Price Changed $12,700 MiRealSource-MiMLS
• 2025-08-08 Price Changed $12,700 REALCOMP
• 2025-08-02 Price Changed $12,800 MiRealSource-MiMLS
• 2025-08-02 Price Changed $12,800 REALCOMP
• 2025-07-26 Price Changed $12,900 MiRealSource-MiMLS
• 2025-07-25 Price Changed $12,900 REALCOMP
• 2025-07-18 Price Changed $13,300 MiRealSource-MiMLS
• 2025-07-18 Price Changed $13,300 REALCOMP
• 2025-07-14 Price Changed $13,400 MiRealSource-MiMLS
• 2025-07-14 Price Changed $13,400 REALCOMP
• 2025-07-12 Price Changed $13,900 MiRealSource-MiMLS
• 2025-07-11 Price Changed $13,900 REALCOMP
• 2025-07-07 Price Changed $14,900 MiRealSource-MiMLS
• 2025-07-07 Price Changed $14,900 REALCOMP
• 2025-07-01 Price Changed $15,400 MiRealSource-MiMLS
• 2025-06-30 Price Changed $15,400 REALCOMP
• 2025-06-20 Price Changed $15,900 MiRealSource-MiMLS
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Price Changed $15,900 REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-06-16 Price Changed $16,400 MiRealSource-MiMLS
• 2025-06-16 Price Changed $16,400 REALCOMP
• 2025-06-09 Price Changed $16,900 MiRealSource-MiMLS
• 2025-06-09 Price Changed $16,900 REALCOMP
• 2025-06-02 Price Changed $17,400 MiRealSource-MiMLS
• 2025-06-02 Price Changed $17,400 REALCOMP
• 2025-05-27 Price Changed $17,900 MiRealSource-MiMLS
• 2025-05-27 Price Changed $17,900 REALCOMP
• 2025-05-19 Price Changed $18,400 MiRealSource-MiMLS
• 2025-05-19 Price Changed $18,400 REALCOMP
• 2025-05-12 Price Changed $18,900 MiRealSource-MiMLS
• 2025-05-12 Price Changed $18,900 REALCOMP
• 2025-05-05 Price Changed $19,400 MiRealSource-MiMLS
• 2025-05-05 Price Changed $19,400 REALCOMP
• 2025-04-15 Listed $19,900 REALCOMP
• 2025-04-15 Listed $19,900 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $1,763 · +1.9% YoY. Source: county tax records.