1610 Kent St · Flint, MI 48503

$37,999

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 34 Days on market

Built 1928 4,792 sqft lot

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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
• 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

Excellent investment opportunity in a convenient Flint location with strong rental demand and significant upside potential. This property requires only a light cosmetic rehab and can be quickly transformed into a turnkey rental or affordable owner-occupied home. Located near downtown Flint, Kettering University, University of Michigan-Flint, Hurley Medical Center, major shopping centers, restaurants, schools, and public transportation, this home is positioned in an area with consistent tenant demand and strong long-term investment potential. With minimal work needed, investors can rapidly place a tenant and begin generating cash flow, while owner-occupants can add value and build equity. Vacant and ready for immediate improvements, this is a high-upside opportunity in one of Flint's most accessible and desirable rental corridors. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Strong rental demand
• Light cosmetic rehab
• Turnkey rental

Tags

• INVESTMENT OPPORTUNITY
• CONVENIENT LOCATION
• STRONG RENTAL DEMAND
• LIGHT COSMETIC REHAB
• TURNKEY RENTAL
• AFFORDABLE OWNER-OCCUPIED HOME

Property features AI

Finance

• Financial info: Annual property tax about $1,071

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Wood siding
• Exterior features: Paved road access; Lot approximately 0.11 acres (42 x 112.5)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; 5 total rooms

🏷️ Possibly a rental listed for sale. The $37,999 price doesn't fit this home's estimated sale value (~$92,250) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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); 136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $262 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,859 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.52% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.07%
• DSCR: 3.27
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $92,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930 Owen St	0.31mi	3/1.5	1,236 (+10%)	2mo	$129,900	$105	65
1905 Whittlesey St	0.15mi	3/1.0	1,014 (-10%)	18mo	$50,000	$49	61
2029 Winans Ave	0.28mi	2/1.5 (-1)	992 (-12%)	1mo	$30,000	$30	59
609 Lippincott Blvd	0.57mi	3/1.0	1,080 (-4%)	9mo	$40,000	$37	59
2002 Ferris Ave	0.56mi	4/1.0 (+1)	1,087 (-3%)	8mo	$29,000	$27	56
2041 Warner Ave	0.61mi	3/1.0	1,001 (-11%)	1mo	$24,000	$24	53
930 Belmont Ave	0.69mi	2/1.0 (-1)	1,083 (-4%)	6mo	$22,300	$21	51
1125 S Franklin Ave	0.57mi	3/1.5	1,178 (+5%)	15mo	$147,000	$125	51
1608 Broad Ct	0.67mi	3/1.5	1,130 (+0%)	18mo	$92,500	$82	51
838 Belmont Ave	0.71mi	3/2.0	1,183 (+5%)	18mo	$138,000	$117	39
2319 Calumet St	0.66mi	2/1.0 (-1)	980 (-13%)	7mo	$125,000	$128	37
1522 Woodslea Dr	0.57mi	3/1.5	1,262 (+12%)	21mo	$148,900	$118	34

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: 54.8%
• Equity multiple: 3.61×
• Total profit: $27,789
• Equity at exit: $5,666

10-year hold

• IRR: 61.9%
• Equity multiple: 8.95×
• Total profit: $84,552
• Equity at exit: $3,285

Cash invested: $10,640 (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: 136
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $453

Break-even live

Break-even rent $385

Max offer price $37,999

Occupancy floor 48%

Sensitivity live

Price	-10% $474	-5% $464	+0% $453	+5% $442	+10% $431
Rent	-10% $377	-5% $415	+0% $453	+5% $491	+10% $529
Rate	-1.0pp $472	-0.5pp $463	base $453	+0.5pp $443	+1.0pp $433

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	0.66mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	45d	1	1.00mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	14d	1	1.07mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	14d	4	1.36mi

Listing history 19 events

1. 2026-06-21
   days on market $37,999 Active 34 DOM
2. 2026-06-18
   days on market $37,999 Active 31 DOM
3. 2026-06-17
   days on market $37,999 Active 30 DOM
4. 2026-06-16
   days on market $37,999 Active 29 DOM
5. 2026-06-15
   pricedays on market $37,999 Active 28 DOM
6. 2026-06-14
   days on market $38,499 Active 26 DOM
7. 2026-06-13
   days on market $38,499 Active 25 DOM
8. 2026-06-10
   days on market $38,499 Active 23 DOM
9. 2026-06-09
   days on market $38,499 Active 22 DOM
10. 2026-06-08
    days on market $38,499 Active 21 DOM
11. 2026-06-07
    pricedays on market $38,499 Active 20 DOM
12. 2026-06-05
    days on market $39,999 Active 17 DOM
13. 2026-06-03
    days on market $39,999 Active 16 DOM
14. 2026-06-02
    days on market $39,999 Active 15 DOM
15. 2026-06-01
    days on market $39,999 Active 14 DOM
16. 2026-05-31
    days on market $39,999 Active 13 DOM
17. 2026-05-30
    days on market $39,999 Active 12 DOM
18. 2026-05-18
    listed $42,000 Active

    Show marketing remark (989 chars)

    Excellent investment opportunity in a convenient Flint location with strong rental demand and significant upside potential. This property requires only a light cosmetic rehab and can be quickly transformed into a turnkey rental or affordable owner-occupied home. Located near downtown Flint, Kettering University, University of Michigan-Flint, Hurley Medical Center, major shopping centers, restaurants, schools, and public transportation, this home is positioned in an area with consistent tenant demand and strong long-term investment potential. With minimal work needed, investors can rapidly place a tenant and begin generating cash flow, while owner-occupants can add value and build equity. Vacant and ready for immediate improvements, this is a high-upside opportunity in one of Flint's most accessible and desirable rental corridors. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

19. 2026-05-18
    listed $42,000 Active 989-char remark

    Show marketing remark (989 chars)

    Excellent investment opportunity in a convenient Flint location with strong rental demand and significant upside potential. This property requires only a light cosmetic rehab and can be quickly transformed into a turnkey rental or affordable owner-occupied home. Located near downtown Flint, Kettering University, University of Michigan-Flint, Hurley Medical Center, major shopping centers, restaurants, schools, and public transportation, this home is positioned in an area with consistent tenant demand and strong long-term investment potential. With minimal work needed, investors can rapidly place a tenant and begin generating cash flow, while owner-occupants can add value and build equity. Vacant and ready for immediate improvements, this is a high-upside opportunity in one of Flint's most accessible and desirable rental corridors. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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: $11,501
• − Mortgage interest: −$2,129
• − Property taxes: −$1,070
• − Insurance: −$190
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,105
• Taxable income: $5,166
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,194/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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $42,000 REALCOMP
• 2026-05-18 Listed $42,000 MiRealSource-MiMLS

Property tax history

+7.0%/yr

Latest (2025): $1,070 · +1.7% YoY. Source: county tax records.