3056 Grand Blanc Rd · Flint, MI 48473

$179,000

5 bd · 1.0 ba · 2,925 sqft · SingleFamily · 12 Days on market

Built 1900 7.19 ac lot Est $336k · 47% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Swartz Creek! Sitting on 7.19 beautiful acres, this massive 2,925 sq ft home is a true blank slate ready to become your dream property. Completely gutted down to the studs, this 5-bedroom, 1 full bathroom home offers endless possibilities for investors, builders, or buyers looking to create a custom home from the ground up. Major updates have already been completed, including a newer roof (4 years old), A/C unit (4 years old), furnace (5 years old), and a brand-new 240 amp electrical box installed in 2025. The hard work has been started - now bring your vision and finishing touches! Outside, you'll find a huge pole barn with a 2000 square foot upper level, perfect for storage, hobbies, workshop space, equipment, or future expansion opportunities. Conveniently located near US-23, this property offers easy access while still providing the privacy and space of country living. With acreage, square footage, and major mechanical updates already in place, this is a rare chance to design and build exactly what you want. The possibilities are endless!

Key facts

• Newer roof
• 7.19 beautiful acres
• A c unit

Tags

• 7.19 BEAUTIFUL ACRES
• NEWER ROOF
• A C UNIT
• FURNACE
• BRAND NEW ELECTRICAL BOX
• HUGE POLE BARN

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewage
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Wood siding; Stone foundation
• Exterior features: Paved road access; Irregular-shaped lot of about 7.19 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 7.8% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1900 — 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: 1.13% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $336,375
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8095 Torrey Rd	0.27mi	4/2.0 (-1)	2,655 (-9%)	4mo	$304,000	$115	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-14,320
• Equity at exit: $26,689

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,757
• Equity at exit: $15,477

Cash invested: $50,120 (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 48473

• Active inventory: 168
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$359 /mo · $4,304/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $229

Break-even live

Break-even rent $1,737

Max offer price $179,000

Occupancy floor 84%

Sensitivity live

Price	-10% $330	-5% $279	+0% $229	+5% $178	+10% $127
Rent	-10% $69	-5% $149	+0% $229	+5% $309	+10% $389
Rate	-1.0pp $319	-0.5pp $274	base $229	+0.5pp $182	+1.0pp $135

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   statusdays on market $179,000 Pending 12 DOM
2. 2026-06-08
   days on market $179,000 Active 11 DOM
3. 2026-06-07
   days on market $179,000 Active 10 DOM
4. 2026-06-05
   days on market $179,000 Active 7 DOM
5. 2026-06-02
   days on market $179,000 Active 5 DOM
6. 2026-06-01
   days on market $179,000 Active 4 DOM
7. 2026-05-31
   days on market $179,000 Active 3 DOM
8. 2026-05-30
   days on market $179,000 Active 2 DOM
9. 2026-05-28
   listed $179,000 Active

   Show marketing remark (1082 chars)

   Opportunity awaits in Swartz Creek! Sitting on 7.19 beautiful acres, this massive 2,925 sq ft home is a true blank slate ready to become your dream property. Completely gutted down to the studs, this 5-bedroom, 1 full bathroom home offers endless possibilities for investors, builders, or buyers looking to create a custom home from the ground up. Major updates have already been completed, including a newer roof (4 years old), A/C unit (4 years old), furnace (5 years old), and a brand-new 240 amp electrical box installed in 2025. The hard work has been started - now bring your vision and finishing touches! Outside, you'll find a huge pole barn with a 2000 square foot upper level, perfect for storage, hobbies, workshop space, equipment, or future expansion opportunities. Conveniently located near US-23, this property offers easy access while still providing the privacy and space of country living. With acreage, square footage, and major mechanical updates already in place, this is a rare chance to design and build exactly what you want. The possibilities are endless!

10. 2026-05-28
    listed $179,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Opportunity awaits in Swartz Creek! Sitting on 7.19 beautiful acres, this massive 2,925 sq ft home is a true blank slate ready to become your dream property. Completely gutted down to the studs, this 5-bedroom, 1 full bathroom home offers endless possibilities for investors, builders, or buyers looking to create a custom home from the ground up. Major updates have already been completed, including a newer roof (4 years old), A/C unit (4 years old), furnace (5 years old), and a brand-new 240 amp electrical box installed in 2025. The hard work has been started - now bring your vision and finishing touches! Outside, you'll find a huge pole barn with a 2000 square foot upper level, perfect for storage, hobbies, workshop space, equipment, or future expansion opportunities. Conveniently located near US-23, this property offers easy access while still providing the privacy and space of country living. With acreage, square footage, and major mechanical updates already in place, this is a rare chance to design and build exactly what you want. The possibilities are endless!

11. 2024-06-10
    soldstatus $179,900
12. 2024-05-29
    soldstatus $179,900 Sold 474-char remark

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

13. 2024-05-29
    soldstatus $179,900 Closed

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

14. 2024-05-08
    status Pending 474-char remark

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

15. 2024-05-08
    status Pending

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

16. 2024-04-21
    historical Accepting Backup Offers 474-char remark

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

17. 2024-04-21
    historical Accepting Backup Offers

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

18. 2024-04-15
    listed $179,900 Active 474-char remark

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

19. 2024-04-15
    listed $179,900 Active

    Show marketing remark (474 chars)

    The possibilities are endless with this beautiful Farmhouse nestled on over 7 acres. Built in 1900 boasting lot's of original character it comes equipped with almost 3,000 square feet, 5 bedrooms, and an oversized barn. Conveniently located just off of US-23 you can enjoy country living close to tons of shopping and restaurants. Recent updates include: New roof, furnace, a/c, and entire exterior of house painted. With some final touches this home could truly be amazing!

20. 2023-09-11
    status Pending
21. 2023-09-08
    historical
22. 2023-09-08
    historical
23. 2023-07-20
    listed $177,000 Active
24. 2023-07-20
    listed $177,000

ⓘ 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: $4,304 · $359/mo
• Projected year-2 tax: $4,304 · $359/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 2/10 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: $24,315
• − Mortgage interest: −$10,027
• − Property taxes: −$4,304
• − Insurance: −$895
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,207
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,748/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

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 White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• 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: ▼ -216.16%
• Current HPI: 208.5281
• 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

+1.1% since first listed

16 events — show timeline

• 2026-05-28 Listed $179,000 MiRealSource-MiMLS
• 2026-05-28 Listed $179,000 REALCOMP
• 2024-06-10 Sold (Public Records) $179,900 Public Records
• 2024-05-29 Sold (MLS) $179,900 MiRealSource-MiMLS
• 2024-05-29 Sold (MLS) $179,900 REALCOMP
• 2024-05-08 Pending — REALCOMP
• 2024-05-08 Pending — MiRealSource-MiMLS
• 2024-04-21 Contingent — REALCOMP
• 2024-04-21 Contingent — MiRealSource-MiMLS
• 2024-04-15 Listed $179,900 MiRealSource-MiMLS
• 2024-04-15 Listed $179,900 REALCOMP
• 2023-09-11 Pending — Greater Lansing AoR
• 2023-09-08 Listing Removed — REALCOMP
• 2023-09-08 Listing Removed — Greater Lansing AoR
• 2023-07-20 Listed $177,000 REALCOMP
• 2023-07-20 Listed $177,000 Greater Lansing AoR

Property tax history

+7.9%/yr

Latest (2025): $4,304 · +71.2% YoY. Source: county tax records.