5502 Susan St · Flint, MI 48505

$75,000

3 bd · 2.0 ba · 967 sqft · SingleFamily public records · 169 Days on market

Built 1952 5,663 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

Key facts

• 5,663 sq ft lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; Basement parking access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 113.95 (0.13 acres); Ground-level entry with steps

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Hot water heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

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; 7 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 $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $48k; list at $75k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $34,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Chatham Dr	0.51mi	3/1.5	942 (-3%)	1mo	$33,700	$36	69
1511 W Home Ave	0.36mi	3/1.5	1,042 (+8%)	3mo	$35,500	$34	66
5905 Cloverlawn Dr	0.58mi	3/1.0	983 (+2%)	2mo	$30,000	$31	64
4702 Warrington Dr	0.52mi	3/1.0	1,010 (+4%)	3mo	$82,900	$82	62
5014 Miami Ln St	0.34mi	3/1.0	878 (-9%)	4mo	$24,000	$27	62
1710 Shamrock Ln	0.40mi	3/1.0	878 (-9%)	2mo	$43,500	$50	60
4310 Berger Dr	0.61mi	3/1.0	905 (-6%)	2mo	$33,000	$36	56
626 W Austin Ave	0.54mi	3/1.5	869 (-10%)	1mo	$34,000	$39	55
309 W Ruth Ave	0.71mi	2/1.0 (-1)	1,008 (+4%)	0mo	$27,000	$27	50
1913 Cherrylawn Dr	0.59mi	3/1.0	878 (-9%)	5mo	$19,000	$22	49
4807 Birchcrest Dr	0.70mi	3/1.5	878 (-9%)	4mo	$35,000	$40	47
6310 Valorie Ln	0.73mi	3/1.0	1,040 (+8%)	4mo	$49,900	$48	46

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: 20.0%
• Equity multiple: 2.12×
• Total profit: $23,445
• Equity at exit: $32,356

10-year hold

• IRR: 21.4%
• Equity multiple: 4.01×
• Total profit: $63,181
• Equity at exit: $48,825

Cash invested: $21,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $999 high
• Mortgage (P&I): −$393
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $246

Break-even live

Break-even rent $688

Max offer price $75,000

Occupancy floor 70%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.24mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.46mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.82mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	13d	1	1.13mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	1.17mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	1.24mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.25mi

Listing history 24 events

1. 2026-06-10
   status $75,000 Pending 169 DOM
2. 2026-06-09
   days on market $75,000 Active 169 DOM
3. 2026-06-08
   days on market $75,000 Active 168 DOM
4. 2026-06-07
   days on market $75,000 Active 167 DOM
5. 2026-06-05
   days on market $75,000 Active 164 DOM
6. 2026-06-03
   days on market $75,000 Active 163 DOM
7. 2026-06-02
   days on market $75,000 Active 162 DOM
8. 2026-06-01
   days on market $75,000 Active 161 DOM
9. 2026-05-31
   days on market $75,000 Active 160 DOM
10. 2026-05-30
    days on market $75,000 Active 159 DOM
11. 2026-01-23
    price $75,000 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

12. 2026-01-22
    price $75,000
13. 2026-01-21
    status Active 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

14. 2026-01-21
    status Active

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

15. 2025-11-13
    historical 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

16. 2025-11-04
    status Pending 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

17. 2025-11-04
    status Pending

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

18. 2025-10-28
    price $73,999 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

19. 2025-10-28
    price $73,999

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

20. 2025-10-04
    listed $75,000 Active 337-char remark

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

21. 2025-10-04
    listed $75,000 Active

    Show marketing remark (337 chars)

    A charming 3-bedroom, 2-bath residence offering comfort, simplicity, and warmth. This charming property features a bright and inviting living room, an updated kitchen with plenty of cabinet space, and comfortable bedrooms with ample natural light. Ideal for first-time buyers or anyone looking for an affordable home with great potential

22. 2024-08-08
    soldstatus $48,000
23. 1999-02-27
    historical
24. 1998-09-05
    listed $34,000

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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: $11,992
• − Mortgage interest: −$4,201
• − Property taxes: −$1,427
• − Insurance: −$375
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,182
• Taxable income: $1,888
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,498/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

+120.6% since first listed

14 events — show timeline

• 2026-01-23 Price Changed $75,000 MiRealSource-MiMLS
• 2026-01-22 Price Changed $75,000 REALCOMP
• 2026-01-21 Relisted — MiRealSource-MiMLS
• 2026-01-21 Relisted — REALCOMP
• 2025-11-13 Listing Removed — MiRealSource-MiMLS
• 2025-11-04 Pending — MiRealSource-MiMLS
• 2025-11-04 Pending — REALCOMP
• 2025-10-28 Price Changed $73,999 MiRealSource-MiMLS
• 2025-10-28 Price Changed $73,999 REALCOMP
• 2025-10-04 Listed $75,000 REALCOMP
• 2025-10-04 Listed $75,000 MiRealSource-MiMLS
• 2024-08-08 Sold (Public Records) $48,000 Public Records
• 1999-02-27 Listing Removed — REALCOMP
• 1998-09-05 Listed $34,000 REALCOMP

Property tax history

+5.1%/yr

Latest (2025): $1,427 · +69.4% YoY. Source: county tax records.