617 Dupont St · Flint, MI 48504

$134,900

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 3 Days on market

Built 1926 5,227 sqft lot Est $91k · 49% over

---

Why this score? — see what drove the F 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 +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully renovated 5 bed, 2.5 bath home ideally situated directly across from Kettering University, offering exceptional convenience to campus, downtown Flint, and nearby amenities. Move-in ready from top to bottom, this home features fresh interior paint throughout, all-new modern LED lighting and fixtures, new outlets and switches, newly carpeted porch and stairs, hardwood floors throughout the main and second levels with recently refinished flooring on the main floor, and a finished basement providing valuable additional living space. Recent exterior improvements include a new roof and gutters, while modern vinyl windows help enhance efficiency and comfort. Additional highlights include a detached 2-car garage, parking for up to six vehicles, whole-home CAT5 wiring ready for gaming, streaming, and remote work, plus all appliances included. The finished basement offers flexible space that can be used as a recreation room, home office, workout area, guest space, or hobby room. A screened-in porch and easy-to-maintain yard provide the perfect balance of outdoor enjoyment and low-maintenance living. Whether you're seeking a spacious primary residence, housing near campus, or an investment opportunity, this property offers versatility, extensive updates, and a location that is difficult to match. Ready for immediate occupancy and positioned for a variety of uses, this is a unique opportunity in the heart of Flint.

Key facts

• Fully renovated
• Newly carpeted porch
• Modern led lighting

Tags

• FULLY RENOVATED
• FRESH INTERIOR PAINT
• MODERN LED LIGHTING
• NEW OUTLETS AND SWITCHES
• NEWLY CARPETED PORCH
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Located in the Modern Housing Corp Add subdivision; Cross streets: Dupont St and University Ave
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding; Above-grade finished area listed (1,277); Below-grade finished area listed (832)
• Exterior features: Lot dimensions approximately 24 x 21 x 111 x 58 x 112; Lot about 0.12 acres

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Basement present; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.7% below list).
• Recommended offer: $110k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $56k; list at $135k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,684 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1926 — 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: 0.81% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $90,667
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Frank St	0.24mi	3/1.0	1,334 (+4%)	3mo	$112,500	$84	79
721 Frank St	0.17mi	3/1.0	1,408 (+10%)	5mo	$61,000	$43	71
1810 Monteith St	0.11mi	3/2.0	1,446 (+13%)	7mo	$105,000	$73	63
709 Cadillac St	0.22mi	3/2.0	1,138 (-11%)	7mo	$65,000	$57	62
1017 Perry St	0.44mi	3/1.5	1,181 (-8%)	5mo	$110,000	$93	61
2710 Mansfield Ave	0.57mi	3/1.0	1,200 (-6%)	4mo	$115,000	$96	60
971 N Chevrolet Ave	0.47mi	3/1.0	1,122 (-12%)	4mo	$79,900	$71	54
2410 Flushing Rd	0.65mi	4/2.0 (+1)	1,312 (+3%)	4mo	$39,000	$30	52
2539 Norbert St	0.75mi	3/1.0	1,350 (+6%)	6mo	$76,000	$56	51
2001 Becker St	0.56mi	3/1.5	1,435 (+12%)	8mo	$118,200	$82	45
1702 Stevenson St	0.68mi	3/1.0	1,120 (-12%)	5mo	$17,500	$16	44
2537 Swayze St	0.74mi	4/2.0 (+1)	1,456 (+14%)	3mo	$10,000	$7	30

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-22,598
• Equity at exit: $20,114

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-20,676
• Equity at exit: $11,664

Cash invested: $37,772 (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: 131
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$707
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-11

Break-even live

Break-even rent $1,111

Max offer price $132,898

Occupancy floor 96%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.54mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.60mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.74mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.78mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.92mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.93mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.95mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.30mi

Listing history 4 events

1. 2026-06-18
   days on market $134,900 Active 3 DOM
2. 2026-06-17
   days on market $134,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (1448 chars)

   Welcome to this fully renovated 5 bed, 2.5 bath home ideally situated directly across from Kettering University, offering exceptional convenience to campus, downtown Flint, and nearby amenities. Move-in ready from top to bottom, this home features fresh interior paint throughout, all-new modern LED lighting and fixtures, new outlets and switches, newly carpeted porch and stairs, hardwood floors throughout the main and second levels with recently refinished flooring on the main floor, and a finished basement providing valuable additional living space. Recent exterior improvements include a new roof and gutters, while modern vinyl windows help enhance efficiency and comfort. Additional highlights include a detached 2-car garage, parking for up to six vehicles, whole-home CAT5 wiring ready for gaming, streaming, and remote work, plus all appliances included. The finished basement offers flexible space that can be used as a recreation room, home office, workout area, guest space, or hobby room. A screened-in porch and easy-to-maintain yard provide the perfect balance of outdoor enjoyment and low-maintenance living. Whether you're seeking a spacious primary residence, housing near campus, or an investment opportunity, this property offers versatility, extensive updates, and a location that is difficult to match. Ready for immediate occupancy and positioned for a variety of uses, this is a unique opportunity in the heart of Flint.

4. 2026-06-15
   listed $134,900 Active 1 DOM

   Show marketing remark (1448 chars)

   Welcome to this fully renovated 5 bed, 2.5 bath home ideally situated directly across from Kettering University, offering exceptional convenience to campus, downtown Flint, and nearby amenities. Move-in ready from top to bottom, this home features fresh interior paint throughout, all-new modern LED lighting and fixtures, new outlets and switches, newly carpeted porch and stairs, hardwood floors throughout the main and second levels with recently refinished flooring on the main floor, and a finished basement providing valuable additional living space. Recent exterior improvements include a new roof and gutters, while modern vinyl windows help enhance efficiency and comfort. Additional highlights include a detached 2-car garage, parking for up to six vehicles, whole-home CAT5 wiring ready for gaming, streaming, and remote work, plus all appliances included. The finished basement offers flexible space that can be used as a recreation room, home office, workout area, guest space, or hobby room. A screened-in porch and easy-to-maintain yard provide the perfect balance of outdoor enjoyment and low-maintenance living. Whether you're seeking a spacious primary residence, housing near campus, or an investment opportunity, this property offers versatility, extensive updates, and a location that is difficult to match. Ready for immediate occupancy and positioned for a variety of uses, this is a unique opportunity in the heart of Flint.

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$353/yr (+$29/mo · 25.8%)

ⓘ 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 ≥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: $13,162
• − Mortgage interest: −$7,556
• − Property taxes: −$1,370
• − Insurance: −$674
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,924
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $457/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

+125.2% since first listed

7 events — show timeline

• 2026-06-15 Listed $134,900 REALCOMP
• 2026-06-15 Listed $134,900 MiRealSource-MiMLS
• 1998-05-14 Sold (MLS) $56,000 REALCOMP
• 1998-05-14 Sold (MLS) $56,000 MiRealSource-MiMLS
• 1998-04-10 Listing Removed — MiRealSource-MiMLS
• 1997-09-17 Listed $59,900 REALCOMP
• 1997-09-17 Listed $59,900 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $1,370 · +1.8% YoY. Source: county tax records.