3307 Pencombe Pl · Flint, MI 48503

$89,900

3 bd · 2.0 ba · 1,011 sqft · SingleFamily public records · 20 Days on market

Built 1951 5,663 sqft lot

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Why this score? — see what drove the C+ 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 +24.5/30.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 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

4 bedroom 2 full bath home with basement and attached garage. Buyers agent to verify all information.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Residential property listed by Gebrael Management
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding and brick exterior; Above-grade living area about 1,011 square feet
• Exterior features: Lot in Glendale subdivision; Cross streets: Bradley Ave and Beecher Rd; Lot measures about 0.13 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Basement present; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($44k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $12k; list at $90k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.32% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $40,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 Fielding St	0.48mi	3/1.0	993 (-2%)	1mo	$21,000	$21	70
1114 Clancy Ave	0.62mi	2/1.0 (-1)	1,009 (-0%)	3mo	$36,000	$36	59
808 N Chevrolet Ave	0.66mi	3/1.0	1,053 (+4%)	2mo	$42,900	$41	57
2810 Gibson St	0.48mi	3/1.0	892 (-12%)	1mo	$15,500	$17	54
1914 Monteith St	0.56mi	2/1.0 (-1)	958 (-5%)	4mo	$74,900	$78	53
2621 Swayze St	0.65mi	2/1.0 (-1)	1,043 (+3%)	3mo	$76,950	$74	53
2023 Cadillac St	0.67mi	2/1.0 (-1)	968 (-4%)	1mo	$26,900	$28	51
1900 Cadillac St	0.73mi	2/1.0 (-1)	994 (-2%)	4mo	$49,900	$50	51
2551 Altoona St	0.56mi	2/1.0 (-1)	1,114 (+10%)	0mo	$45,000	$40	48
971 N Chevrolet Ave	0.59mi	3/1.0	1,122 (+11%)	4mo	$79,900	$71	47
874 Tacken St	0.64mi	3/1.0	1,126 (+11%)	3mo	$30,000	$27	45
2429 Brown St	0.73mi	2/1.0 (-1)	933 (-8%)	4mo	$8,500	$9	41

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $3,553
• Equity at exit: $13,404

10-year hold

• IRR: 17.8%
• Equity multiple: 2.88×
• Total profit: $47,235
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$471
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $184

Break-even live

Break-even rent $957

Max offer price $89,900

Occupancy floor 80%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.09mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.35mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.38mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.48mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.61mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.62mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.77mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.89mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.05mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	1.17mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	43d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 20 DOM
2. 2026-06-17
   days on market $89,900 Active 19 DOM
3. 2026-06-16
   days on market $89,900 Active 18 DOM
4. 2026-06-15
   days on market $89,900 Active 17 DOM
5. 2026-06-14
   days on market $89,900 Active 15 DOM
6. 2026-06-13
   days on market $89,900 Active 14 DOM
7. 2026-06-10
   days on market $89,900 Active 12 DOM
8. 2026-06-09
   days on market $89,900 Active 11 DOM
9. 2026-06-08
   days on market $89,900 Active 10 DOM
10. 2026-06-07
    days on market $89,900 Active 9 DOM
11. 2026-06-05
    remarks 134-char remark
12. 2026-06-05
    days on market $89,900 Active 6 DOM
13. 2026-06-03
    days on market $89,900 Active 5 DOM
14. 2026-06-02
    days on market $89,900 Active 4 DOM
15. 2026-06-01
    days on market $89,900 Active 3 DOM
16. 2026-05-31
    days on market $89,900 Active 2 DOM
17. 2026-05-30
    remarks 101-char remark
18. 2026-05-30
    listed $89,900 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: $2,966 · $247/mo
• Projected year-2 tax: $2,966 · $247/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: $14,282
• − Mortgage interest: −$5,036
• − Property taxes: −$2,966
• − Insurance: −$450
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,615
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $1,987/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

+503.4% since first listed

11 events — show timeline

• 2026-05-29 Listed $89,900 MiRealSource-MiMLS
• 2026-05-29 Listed $89,900 REALCOMP
• 2015-09-12 Listing Removed — MiRealSource-MiMLS
• 2015-09-12 Listing Removed — REALCOMP
• 2015-07-24 Listed $19,900 MiRealSource-MiMLS
• 2015-07-24 Listed $19,900 REALCOMP
• 2011-06-03 Sold (MLS) $12,000 REALCOMP
• 2011-06-03 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2011-05-09 Listing Removed — MiRealSource-MiMLS
• 2011-04-14 Listed $14,900 REALCOMP
• 2011-04-14 Listed $14,900 MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $2,966 · +83.2% YoY. Source: county tax records.