929 W Genesee St · Flint, MI 48504

$43,500

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 62 Days on market

Built 1965 4,356 sqft lot

---

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

Great investment opportunity! This original duplex features two 1 bedroom, 1 bathroom units, offering strong rental potential! Each unit has separate utilities expect for water, making management simple and efficient. Property includes direct landlord access to the basement, ideal for coin operated laundry and added revenue. Perfect to expand your portfolio. Schedule your showing today!

Key facts

• 4,356 sq ft lot
• Built 1965
• Listed 62 days

Property features AI

Finance

• Other: Located in the Ray Meadows subdivision
• Financial info: Annual tax listed (for reference)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; One story
• Construction: Above-grade finished area approximately 1,104; One level
• Exterior features: Lot roughly 40' x 39' x 109' x 110'; Residential zoning

Interior

• Kitchen: Includes oven, refrigerator, and range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas) with separate meters; No cooling
• Interior features: Oven, Refrigerator, Range; Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 131 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $301 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 6 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 $4k; list at $44k implies a 900% gain — meaningful room to come down on a strong offer.

Recommended offer $40,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 2.15% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.09%
• DSCR: 2.78
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $28,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 W Rankin St	0.19mi	2/1.0	1,100 (-0%)	6mo	$25,000	$23	81
2429 Humboldt Ave	0.39mi	3/1.0 (+1)	1,068 (-3%)	8mo	$5,500	$5	61
1705 W Pasadena Ave	0.43mi	3/1.5 (+1)	1,008 (-9%)	7mo	$9,000	$9	53
2245 Milbourne Ave	0.38mi	2/1.0	962 (-13%)	6mo	$17,537	$18	52
3509 Donnelly St	0.32mi	3/1.0 (+1)	983 (-11%)	8mo	$7,300	$7	51
3819 Brownell Blvd	0.71mi	3/1.0 (+1)	1,137 (+3%)	5mo	$69,900	$61	49
115 E Genesee St	0.69mi	3/1.0 (+1)	1,160 (+5%)	2mo	$9,500	$8	48
1818 Parkfront Dr	0.48mi	3/1.0 (+1)	972 (-12%)	4mo	$63,000	$65	45
115 W Baker St	0.66mi	3/1.0 (+1)	1,200 (+9%)	3mo	$32,000	$27	43
317 W Witherbee St	0.69mi	3/1.0 (+1)	1,196 (+8%)	6mo	$125,000	$105	40
2214 Mack Ave	0.67mi	3/1.0 (+1)	1,008 (-9%)	6mo	$26,500	$26	40
3419 Leerda St	0.50mi	3/1.0 (+1)	938 (-15%)	4mo	$25,500	$27	39

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $18,900
• Equity at exit: $6,486

10-year hold

• IRR: 43.2%
• Equity multiple: 5.10×
• Total profit: $49,962
• Equity at exit: $3,761

Cash invested: $12,180 (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: 3.9×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$228
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $407

Break-even live

Break-even rent $418

Max offer price $43,500

Occupancy floor 51%

Sensitivity live

Price	-10% $432	-5% $419	+0% $407	+5% $395	+10% $382
Rent	-10% $333	-5% $370	+0% $407	+5% $444	+10% $481
Rate	-1.0pp $429	-0.5pp $418	base $407	+0.5pp $396	+1.0pp $384

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.21mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.33mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.12mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	1.19mi

Listing history 31 events

1. 2026-06-18
   days on market $43,500 Active 62 DOM
2. 2026-06-17
   days on market $43,500 Active 61 DOM
3. 2026-06-16
   days on market $43,500 Active 60 DOM
4. 2026-06-15
   days on market $43,500 Active 59 DOM
5. 2026-06-14
   days on market $43,500 Active 57 DOM
6. 2026-06-13
   days on market $43,500 Active 56 DOM
7. 2026-06-10
   days on market $43,500 Active 54 DOM
8. 2026-06-09
   days on market $43,500 Active 53 DOM
9. 2026-06-08
   days on market $43,500 Active 52 DOM
10. 2026-06-07
    days on market $43,500 Active 51 DOM
11. 2026-06-05
    days on market $43,500 Active 48 DOM
12. 2026-06-03
    days on market $43,500 Active 47 DOM
13. 2026-06-02
    days on market $43,500 Active 46 DOM
14. 2026-06-01
    days on market $43,500 Active 45 DOM
15. 2026-05-31
    days on market $43,500 Active 44 DOM
16. 2026-05-30
    days on market $43,500 Active 43 DOM
17. 2026-05-20
    price $43,500 389-char remark

    Show marketing remark (389 chars)

    Great investment opportunity! This original duplex features two 1 bedroom, 1 bathroom units, offering strong rental potential! Each unit has separate utilities expect for water, making management simple and efficient. Property includes direct landlord access to the basement, ideal for coin operated laundry and added revenue. Perfect to expand your portfolio. Schedule your showing today!

18. 2026-05-19
    price $43,500
19. 2026-04-17
    listed $45,000 Active 389-char remark

    Show marketing remark (389 chars)

    Great investment opportunity! This original duplex features two 1 bedroom, 1 bathroom units, offering strong rental potential! Each unit has separate utilities expect for water, making management simple and efficient. Property includes direct landlord access to the basement, ideal for coin operated laundry and added revenue. Perfect to expand your portfolio. Schedule your showing today!

20. 2026-04-17
    listed $45,000 Active

    Show marketing remark (389 chars)

    Great investment opportunity! This original duplex features two 1 bedroom, 1 bathroom units, offering strong rental potential! Each unit has separate utilities expect for water, making management simple and efficient. Property includes direct landlord access to the basement, ideal for coin operated laundry and added revenue. Perfect to expand your portfolio. Schedule your showing today!

21. 2012-06-26
    historical 38-char remark

    Show marketing remark (38 chars)

    This is a FannieMae HomePath Property.

22. 2012-06-22
    soldstatus $4,350
23. 2012-06-22
    soldstatus $4,350
24. 2012-06-13
    historical
25. 2012-06-13
    historical
26. 2012-04-09
    listed $4,900 38-char remark

    Show marketing remark (38 chars)

    This is a FannieMae HomePath Property.

27. 2012-04-09
    listed $4,900

    Show marketing remark (38 chars)

    This is a FannieMae HomePath Property.

28. 2012-04-09
    listed $4,900

    Show marketing remark (38 chars)

    This is a FannieMae HomePath Property.

29. 2001-05-02
    soldstatus $44,000
30. 1998-05-21
    historical
31. 1997-12-22
    listed $37,500

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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: $11,199
• − Mortgage interest: −$2,437
• − Property taxes: −$1,009
• − Insurance: −$218
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,265
• Taxable income: $4,478
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $3,808/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

+16.0% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $43,500 MiRealSource-MiMLS
• 2026-05-19 Price Changed $43,500 REALCOMP
• 2026-04-17 Listed $45,000 REALCOMP
• 2026-04-17 Listed $45,000 MiRealSource-MiMLS
• 2012-06-26 Listing Removed — MiRealSource-MiMLS
• 2012-06-22 Sold (MLS) $4,350 REALCOMP
• 2012-06-22 Sold (MLS) $4,350 MiRealSource-MiMLS
• 2012-06-13 Listing Removed — REALCOMP
• 2012-06-13 Listing Removed — MiRealSource-MiMLS
• 2012-04-09 Listed $4,900 REALCOMP
• 2012-04-09 Listed $4,900 MiRealSource-MiMLS
• 2012-04-09 Listed $4,900 MiRealSource-MiMLS
• 2001-05-02 Sold (Public Records) $44,000 Public Records
• 1998-05-21 Listing Removed — MiRealSource-MiMLS
• 1997-12-22 Listed $37,500 MiRealSource-MiMLS

Property tax history

-0.6%/yr

Latest (2025): $1,009 · +2.0% YoY. Source: county tax records.