5709 Dupont St · Flint, MI 48505

$34,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 35 Days on market

Built 1954 5,663 sqft lot Est $55k · 38% under ↓ 3% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

Key facts

• 5,663 sq ft lot
• Built 1954
• Listed 35 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level; Ground-level entry with steps; Wood siding construction
• Construction: Wood siding; Asphalt roof; Full unfinished basement
• Exterior features: Paved road access; Asphalt roof; Lot approximately 0.13 acres (50 x 111.54); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full unfinished basement; Three total rooms

🏷️ Possibly a rental listed for sale. The $34,000 price doesn't fit this home's estimated sale value (~$54,858) 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 $34k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 36% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($235 loan paydown + $909 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.97% ✓
• Cap rate: 25.18%
• Cash-on-cash: 67.47%
• DSCR: 4.00
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $54,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5705 Winthrop Blvd	0.21mi	3/1.0	1,375 (+3%)	4mo	$55,000	$40	82
5714 Suburban Ct	0.09mi	3/1.0	1,426 (+7%)	3mo	$63,500	$45	82
5913 Glenn Ave	0.20mi	3/1.5	1,272 (-5%)	4mo	$35,000	$28	77
605 W Foss Ave	0.44mi	3/1.0	1,387 (+4%)	2mo	$6,900	$5	72
1323 Chatham Dr	0.45mi	3/1.5	1,374 (+3%)	2mo	$51,000	$37	71
510 Alma Rd	0.58mi	3/1.5	1,338 (0%)	3mo	$50,000	$37	68
6610 Cranwood Dr	0.46mi	3/2.0	1,452 (+8%)	5mo	$78,000	$54	56
618 W Austin Ave	0.32mi	4/1.5 (+1)	1,500 (+12%)	3mo	$85,900	$57	56
506 Alma St	0.58mi	3/1.5	1,230 (-8%)	3mo	$50,000	$41	55
506 W Marengo Ave	0.44mi	3/1.0	1,513 (+13%)	4mo	$84,700	$56	55
634 W York Ave	0.60mi	3/1.5	1,204 (-10%)	5mo	$26,000	$22	49
306 W Bishop Ave	0.66mi	4/1.5 (+1)	1,217 (-9%)	5mo	$50,000	$41	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.9%
• Equity multiple: 4.95×
• Total profit: $37,634
• Equity at exit: $14,668

10-year hold

• IRR: 71.7%
• Equity multiple: 10.14×
• Total profit: $86,981
• Equity at exit: $22,134

Cash invested: $9,520 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$178
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $535

Break-even live

Break-even rent $331

Max offer price $34,000

Occupancy floor 42%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.11mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.13mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	13d	1	0.38mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	0.47mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	0.56mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.59mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.66mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.36mi

Listing history 6 events

1. 2026-05-11
   status Pending 318-char remark

   Show marketing remark (318 chars)

   3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

2. 2026-05-11
   status Pending

   Show marketing remark (318 chars)

   3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

3. 2026-05-05
   price $34,000 318-char remark

   Show marketing remark (318 chars)

   3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

4. 2026-05-04
   price $34,000
5. 2026-04-06
   listed $35,000 Active

   Show marketing remark (318 chars)

   3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

6. 2026-04-06
   listed $35,000 Active 318-char remark

   Show marketing remark (318 chars)

   3 bedroom home with great potential! This property is perfect for first time homebuyers or investors. With solid bones and a spacious layout, this home offers the opportunity to customize and make it your own. Priced to SELL. Weekend showings only. Tenant occupied. Don't miss out on this great investment opportunity.

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,104
• − Mortgage interest: −$1,905
• − Property taxes: −$830
• − Insurance: −$170
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$989
• Taxable income: $6,274
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $4,917/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

-2.9% since first listed

6 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-05 Price Changed $34,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $34,000 REALCOMP
• 2026-04-06 Listed $35,000 REALCOMP
• 2026-04-06 Listed $35,000 MiRealSource-MiMLS

Property tax history

+0.9%/yr

Latest (2025): $830 · +1.5% YoY. Source: county tax records.