3302 Miller Rd · Flint, MI 48503

$99,900

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 20 Days on market

Built 2025 5,227 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• 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

Just like new! Very charming fully remodeled home with nothing left to do but move in. Features include a brand-new roof, vinyl siding, windows, plumbing, electrical, kitchen, bathroom, fresh paint, and new floor coverings throughout. Relax on the inviting covered front porch and enjoy all the modern updates with classic charm.

Key facts

• Covered front porch
• Brand new roof
• New floor coverings

Tags

• BRAND NEW ROOF
• VINYL SIDING
• NEW FLOOR COVERINGS
• COVERED FRONT PORCH

Property features AI

Exterior

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

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 7 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 $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 27y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $100k implies a 488% gain — meaningful room to come down on a strong offer.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $42,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 Hogarth Ave	0.22mi	2/1.0	796 (-2%)	3mo	$32,500	$41	84
1326 Hughes Ave	0.40mi	2/1.0	814 (+0%)	6mo	$70,900	$87	76
3305 Larchmont St	0.16mi	2/1.0	736 (-9%)	5mo	$45,000	$61	72
3205 Clairmont St	0.20mi	3/1.0 (+1)	888 (+9%)	3mo	$42,000	$47	67
3214 Clairmont St	0.23mi	2/1.0	720 (-11%)	4mo	$30,500	$42	67
2641 Brown St	0.58mi	2/1.0	783 (-4%)	2mo	$36,500	$47	65
3722 Whitney Ave	0.52mi	2/1.0	789 (-3%)	7mo	$75,000	$95	65
1115 Barney Ave	0.53mi	3/1.0 (+1)	833 (+3%)	5mo	$43,500	$52	62
2729 Chicago Blvd	0.45mi	3/1.0 (+1)	895 (+10%)	2mo	$88,000	$98	55
2710 Reynolds St	0.67mi	2/1.0	751 (-8%)	5mo	$56,500	$75	52
2805 Reynolds St	0.63mi	2/1.0	704 (-13%)	3mo	$35,000	$50	46
2810 Gibson St	0.70mi	3/1.0 (+1)	892 (+10%)	1mo	$15,500	$17	46

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-5,149
• Equity at exit: $14,895

10-year hold

• IRR: 10.4%
• Equity multiple: 2.00×
• Total profit: $28,015
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$524
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $85

Break-even live

Break-even rent $944

Max offer price $99,900

Occupancy floor 87%

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: $24,975
• Closing costs: $2,997
• 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	13d	1	0.47mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.48mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.48mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.94mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	1.21mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	1.24mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.28mi

Listing history 50 events

1. 2026-06-18
   days on market $99,900 Active 20 DOM
2. 2026-06-17
   days on market $99,900 Active 19 DOM
3. 2026-06-16
   days on market $99,900 Active 18 DOM
4. 2026-06-15
   days on market $99,900 Active 17 DOM
5. 2026-06-14
   days on market $99,900 Active 15 DOM
6. 2026-06-13
   days on market $99,900 Active 14 DOM
7. 2026-06-10
   pricedays on market $99,900 Active 12 DOM
8. 2026-06-09
   days on market $109,900 Active 11 DOM
9. 2026-06-08
   days on market $109,900 Active 10 DOM
10. 2026-06-07
    days on market $109,900 Active 9 DOM
11. 2026-06-05
    status $109,900 Active 6 DOM
12. 2026-06-02
    status $109,900 Pending 6 DOM
13. 2026-06-01
    days on market $109,900 Active 6 DOM
14. 2026-05-31
    days on market $109,900 Active 5 DOM
15. 2026-05-30
    days on market $109,900 Active 4 DOM
16. 2026-05-26
    listed $109,900 Active

    Show marketing remark (329 chars)

    Just like new! Very charming fully remodeled home with nothing left to do but move in. Features include a brand-new roof, vinyl siding, windows, plumbing, electrical, kitchen, bathroom, fresh paint, and new floor coverings throughout. Relax on the inviting covered front porch and enjoy all the modern updates with classic charm.

17. 2026-05-26
    listed $109,900 Active 329-char remark

    Show marketing remark (329 chars)

    Just like new! Very charming fully remodeled home with nothing left to do but move in. Features include a brand-new roof, vinyl siding, windows, plumbing, electrical, kitchen, bathroom, fresh paint, and new floor coverings throughout. Relax on the inviting covered front porch and enjoy all the modern updates with classic charm.

18. 2024-04-08
    soldstatus $17,000 Sold 190-char remark

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

19. 2024-04-08
    soldstatus $17,000 Closed

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

20. 2024-03-08
    status Pending

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

21. 2024-03-08
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

22. 2024-02-26
    listed $18,500 Active 190-char remark

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

23. 2024-02-26
    listed $18,500 Active

    Show marketing remark (190 chars)

    Great fenced-in lot just minutes away from I-75 and Swartz Creek Valley Park. Home was tragically lost in a fire. Enter at your own risk! Do not access the property without a licensed agent.

24. 2021-01-20
    soldstatus $31,000 Sold
25. 2021-01-20
    soldstatus $31,000 Closed
26. 2021-01-08
    status Pending
27. 2021-01-08
    status Pending
28. 2021-01-06
    price $35,500
29. 2021-01-06
    price $35,500
30. 2021-01-06
    status Active
31. 2021-01-05
    status Active
32. 2020-11-17
    status Pending
33. 2020-11-17
    status Pending
34. 2020-11-11
    price $39,900
35. 2020-11-11
    price $39,900
36. 2020-10-23
    price $42,900
37. 2020-10-23
    price $42,900
38. 2020-10-07
    price $49,000
39. 2020-10-07
    price $49,000
40. 2020-09-28
    listed $59,000 Active
41. 2020-09-28
    listed $59,000 Active
42. 2010-12-06
    historical
43. 2010-12-06
    historical
44. 2010-12-06
    historical
45. 2010-12-06
    historical
46. 2010-12-06
    historical
47. 2010-12-03
    historical
48. 2009-11-20
    soldstatus $14,000
49. 2009-11-20
    soldstatus $14,000
50. 2009-10-29
    historical

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,165 · $180/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: $12,625
• − Mortgage interest: −$5,596
• − Property taxes: −$2,165
• − Insurance: −$500
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,906
• Taxable loss: −$561
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,158/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

+91.1% since first listed

61 events — show timeline

• 2026-05-26 Listed $109,900 REALCOMP
• 2026-05-26 Listed $109,900 MiRealSource-MiMLS
• 2024-04-08 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2024-04-08 Sold (MLS) $17,000 REALCOMP
• 2024-03-08 Pending — MiRealSource-MiMLS
• 2024-03-08 Pending — REALCOMP
• 2024-02-26 Listed $18,500 MiRealSource-MiMLS
• 2024-02-26 Listed $18,500 REALCOMP
• 2021-01-20 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2021-01-20 Sold (MLS) $31,000 REALCOMP
• 2021-01-08 Pending — REALCOMP
• 2021-01-08 Pending — MiRealSource-MiMLS
• 2021-01-06 Price Changed $35,500 MiRealSource-MiMLS
• 2021-01-06 Price Changed $35,500 REALCOMP
• 2021-01-06 Relisted — REALCOMP
• 2021-01-05 Relisted — MiRealSource-MiMLS
• 2020-11-17 Pending — REALCOMP
• 2020-11-17 Pending — MiRealSource-MiMLS
• 2020-11-11 Price Changed $39,900 MiRealSource-MiMLS
• 2020-11-11 Price Changed $39,900 REALCOMP
• 2020-10-23 Price Changed $42,900 MiRealSource-MiMLS
• 2020-10-23 Price Changed $42,900 REALCOMP
• 2020-10-07 Price Changed $49,000 MiRealSource-MiMLS
• 2020-10-07 Price Changed $49,000 REALCOMP
• 2020-09-28 Listed $59,000 MiRealSource-MiMLS
• 2020-09-28 Listed $59,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2009-11-20 Sold (MLS) $14,000 REALCOMP
• 2009-11-20 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2009-10-29 Listing Removed — MiRealSource-MiMLS
• 2009-10-27 Listed $16,900 REALCOMP
• 2009-10-27 Listed $16,900 MiRealSource-MiMLS
• 2009-06-08 Listing Removed — MiRealSource-MiMLS
• 2008-12-09 Listed $19,999 MiRealSource-MiMLS
• 2008-12-09 Listed $19,999 REALCOMP
• 2008-10-30 Listing Removed — MiRealSource-MiMLS
• 2008-05-09 Listed $50,000 MiRealSource-MiMLS
• 2008-05-09 Listed $50,000 REALCOMP
• 2004-11-12 Sold (Public Records) $63,000 Public Records
• 2004-09-22 Listing Removed — MiRealSource-MiMLS
• 2004-03-26 Listed $58,900 MiRealSource-MiMLS
• 2004-03-26 Listed $58,900 REALCOMP
• 2004-01-16 Listed $65,900 MiRealSource-MiMLS
• 2004-01-16 Listing Removed — MiRealSource-MiMLS
• 2004-01-16 Listed $65,900 REALCOMP
• 2003-10-23 Listing Removed — MiRealSource-MiMLS
• 2003-07-23 Listed $66,900 MiRealSource-MiMLS
• 2003-07-23 Listed $66,900 REALCOMP
• 2002-10-12 Listing Removed — MiRealSource-MiMLS
• 2001-10-12 Listed $79,900 MiRealSource-MiMLS
• 2001-10-12 Listed $79,900 REALCOMP
• 1999-12-30 Sold (MLS) $58,500 MiRealSource-MiMLS
• 1999-12-30 Sold (MLS) $58,500 REALCOMP
• 1999-11-23 Listing Removed — MiRealSource-MiMLS
• 1999-10-20 Listed $57,500 MiRealSource-MiMLS
• 1999-10-20 Listed $57,500 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $2,165 · +119.5% YoY. Source: county tax records.