2554 Swayze St · Flint, MI 48503

$49,900

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 29 Days on market

Built 1927 4,356 sqft lot Est $47k · 6% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home featuring a fenced yard, detached garage, and full basement. Perfect for first-time home buyers, investors, or those looking to downsize. Conveniently located near the college, hospital, shopping, and expressways for an easy commute. Great opportunity for affordable living in a prime location!

Key facts

• Fenced yard
• Full basement
• Prime location

Tags

• FENCED YARD
• DETACHED GARAGE
• FULL BASEMENT
• PRIME LOCATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Wood siding
• Construction: Block foundation
• Exterior features: Front porch; Fenced yard; Paved road access

Interior

• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.03% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.88%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $47,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 Brown St	0.12mi	2/1.0	783 (+1%)	2mo	$36,500	$47	90
2710 Reynolds St	0.17mi	2/1.0	751 (-3%)	5mo	$56,500	$75	83
2210 Brown St	0.29mi	2/1.0	816 (+6%)	1mo	$49,900	$61	77
2805 Reynolds St	0.21mi	2/1.0	704 (-9%)	3mo	$35,000	$50	73
2717 Gibson St	0.20mi	2/1.0	687 (-11%)	1mo	$50,000	$73	72
1326 Hughes Ave	0.38mi	2/1.0	814 (+5%)	6mo	$70,900	$87	68
2913 Gibson St	0.31mi	2/1.0	680 (-12%)	6mo	$45,000	$66	61
3214 Clairmont St	0.58mi	2/1.0	720 (-7%)	4mo	$30,500	$42	58
3305 Larchmont St	0.65mi	2/1.0	736 (-5%)	5mo	$45,000	$61	57
1114 Christopher St	0.58mi	2/1.0	832 (+8%)	4mo	$30,000	$36	57
1115 Barney Ave	0.52mi	3/1.0 (+1)	833 (+8%)	5mo	$43,500	$52	53
3310 Larchmont St	0.64mi	2/1.0	688 (-11%)	2mo	$18,000	$26	51

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: 37.4%
• Equity multiple: 2.71×
• Total profit: $23,923
• Equity at exit: $7,440

10-year hold

• IRR: 46.6%
• Equity multiple: 6.70×
• Total profit: $79,659
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$262
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $418

Break-even live

Break-even rent $486

Max offer price $49,900

Occupancy floor 54%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.58mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.62mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.64mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.69mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.72mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.87mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.96mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.40mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $49,900 Active 29 DOM
2. 2026-06-17
   days on market $49,900 Active 28 DOM
3. 2026-06-16
   days on market $49,900 Active 27 DOM
4. 2026-06-15
   days on market $49,900 Active 26 DOM
5. 2026-06-14
   days on market $49,900 Active 24 DOM
6. 2026-06-13
   days on market $49,900 Active 23 DOM
7. 2026-06-10
   days on market $49,900 Active 21 DOM
8. 2026-06-09
   days on market $49,900 Active 20 DOM
9. 2026-06-08
   days on market $49,900 Active 19 DOM
10. 2026-06-07
    days on market $49,900 Active 18 DOM
11. 2026-06-05
    days on market $49,900 Active 15 DOM
12. 2026-06-03
    days on market $49,900 Active 14 DOM
13. 2026-06-03
    price $49,900 Active 13 DOM
14. 2026-06-02
    days on market $60,000 Active 13 DOM
15. 2026-06-01
    days on market $60,000 Active 12 DOM
16. 2026-05-31
    days on market $60,000 Active 11 DOM
17. 2026-05-30
    days on market $60,000 Active 10 DOM
18. 2026-05-19
    listed $60,000 Active

    Show marketing remark (326 chars)

    Charming 2-bedroom, 1-bath home featuring a fenced yard, detached garage, and full basement. Perfect for first-time home buyers, investors, or those looking to downsize. Conveniently located near the college, hospital, shopping, and expressways for an easy commute. Great opportunity for affordable living in a prime location!

19. 2026-05-19
    listed $60,000 Active 326-char remark

    Show marketing remark (326 chars)

    Charming 2-bedroom, 1-bath home featuring a fenced yard, detached garage, and full basement. Perfect for first-time home buyers, investors, or those looking to downsize. Conveniently located near the college, hospital, shopping, and expressways for an easy commute. Great opportunity for affordable living in a prime location!

20. 2022-08-12
    soldstatus $57,000
21. 2009-06-25
    historical
22. 2009-04-16
    historical
23. 2009-04-16
    historical
24. 2007-12-04
    listed $29,900
25. 2007-12-04
    listed $29,900
26. 2007-12-04
    listed $29,900

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/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 ≥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: $12,176
• − Mortgage interest: −$2,795
• − Property taxes: −$1,216
• − Insurance: −$250
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,452
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $3,930/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

+100.7% since first listed

9 events — show timeline

• 2026-05-19 Listed $60,000 MiRealSource-MiMLS
• 2026-05-19 Listed $60,000 REALCOMP
• 2022-08-12 Sold (Public Records) $57,000 Public Records
• 2009-06-25 Listing Removed — MiRealSource-MiMLS
• 2009-04-16 Listing Removed — MiRealSource-MiMLS
• 2009-04-16 Listing Removed — REALCOMP
• 2007-12-04 Listed $29,900 MiRealSource-MiMLS
• 2007-12-04 Listed $29,900 REALCOMP
• 2007-12-04 Listed $29,900 MiRealSource-MiMLS

Property tax history

+6.9%/yr

Latest (2025): $1,216 · +1.7% YoY. Source: county tax records.