2109 Church St · Flint, MI 48503

$30,000

2 bd · 1.0 ba · 681 sqft · SingleFamily public records · 37 Days on market

Built 1920 7,841 sqft lot Est $25k · 19% over ↓ 60% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities. BATVAI

Key facts

• Solid bones
• Plenty of space
• Full basement

Tags

• FULL BASEMENT
• ADDITIONAL STORAGE
• FIXER-UPPER
• SOLID BONES
• PLENTY OF SPACE

Property features AI

Finance

• Other: Lot roughly 0.18 acres (approx. 7,841 sq ft)
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Vinyl siding
• Construction: Vinyl siding construction; One-and-a-half story design
• Exterior features: Front porch

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — 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: 3.03% ✓
• Cap rate: 24.50%
• Cash-on-cash: 65.01%
• DSCR: 3.89
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $25,197
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Partridge St	0.24mi	2/1.0	720 (+6%)	0mo	$18,400	$26	79
133 Orville St	0.23mi	1/1.0 (-1)	610 (-10%)	0mo	$66,500	$109	66
834 Remington Ave	0.51mi	2/1.0	726 (+7%)	2mo	$10,000	$14	64
842 Ossington Ave	0.55mi	2/1.0	704 (+3%)	7mo	$15,000	$21	63
647 Monroe St	0.25mi	2/1.0	590 (-13%)	6mo	$35,000	$59	61
955 Paddington Ave	0.64mi	2/1.0	660 (-3%)	10mo	$16,000	$24	57
908 Barrie Ave	0.65mi	2/2.0	660 (-3%)	8mo	$9,250	$14	54
221 W Belvidere Ave	0.44mi	2/1.0	750 (+10%)	12mo	$10,900	$15	52
616 Pettibone Ave	0.73mi	2/1.0	734 (+8%)	6mo	$60,000	$82	48
3116 Camden Ave	0.65mi	2/1.0	766 (+12%)	5mo	$29,000	$38	45
937 Barrie Ave	0.72mi	2/1.0	780 (+14%)	1mo	$29,000	$37	41
809 Neubert Ave	0.73mi	2/1.0	616 (-10%)	11mo	$37,000	$60	40

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: 70.3%
• Equity multiple: 4.45×
• Total profit: $28,969
• Equity at exit: $4,473

10-year hold

• IRR: 75.9%
• Equity multiple: 11.07×
• Total profit: $84,578
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.8×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $455

Break-even live

Break-even rent $332

Max offer price $30,000

Occupancy floor 45%

Sensitivity live

Price	-10% $472	-5% $464	+0% $455	+5% $447	+10% $438
Rent	-10% $383	-5% $419	+0% $455	+5% $491	+10% $527
Rate	-1.0pp $470	-0.5pp $463	base $455	+0.5pp $447	+1.0pp $439

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.80mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	1.13mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.22mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	14d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $30,000 Active 37 DOM
2. 2026-06-17
   days on market $30,000 Active 36 DOM
3. 2026-06-16
   days on market $30,000 Active 35 DOM
4. 2026-06-15
   days on market $30,000 Active 34 DOM
5. 2026-06-14
   days on market $30,000 Active 32 DOM
6. 2026-06-13
   days on market $30,000 Active 31 DOM
7. 2026-06-10
   days on market $30,000 Active 29 DOM
8. 2026-06-09
   days on market $30,000 Active 28 DOM
9. 2026-06-08
   days on market $30,000 Active 27 DOM
10. 2026-06-07
    days on market $30,000 Active 26 DOM
11. 2026-06-05
    days on market $30,000 Active 23 DOM
12. 2026-06-03
    days on market $30,000 Active 22 DOM
13. 2026-06-02
    days on market $30,000 Active 21 DOM
14. 2026-06-01
    days on market $30,000 Active 20 DOM
15. 2026-05-31
    days on market $30,000 Active 19 DOM
16. 2026-05-30
    days on market $30,000 Active 18 DOM
17. 2026-05-13
    price $30,000 529-char remark

    Show marketing remark (529 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities. BATVAI

18. 2026-05-12
    price $30,000

    Show marketing remark (529 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities. BATVAI

19. 2026-05-12
    listed $20,000 Active 529-char remark

    Show marketing remark (529 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities. BATVAI

20. 2026-05-12
    listed $20,000 Active

    Show marketing remark (529 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities. BATVAI

21. 2024-12-20
    historical Active Under Contract
22. 2024-12-17
    status Active
23. 2023-04-14
    historical Accepting Backup Offers
24. 2023-04-14
    historical Accepting Backup Offers
25. 2023-04-14
    historical
26. 2023-04-14
    historical
27. 2023-03-29
    listed $39,999 Active
28. 2023-03-29
    listed $39,999 Active
29. 2022-09-16
    historical
30. 2022-09-15
    historical
31. 2022-09-03
    price $33,333
32. 2022-09-02
    price $33,333
33. 2022-08-03
    price $49,900
34. 2022-08-03
    price $49,900
35. 2022-07-29
    status Active
36. 2022-07-28
    historical
37. 2022-06-04
    listed $75,000 Active
38. 2022-06-04
    listed $75,000 Active

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $10,895
• − Mortgage interest: −$1,680
• − Property taxes: −$1,108
• − Insurance: −$150
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$873
• Taxable income: $5,340
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $4,179/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

-60.0% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $30,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $30,000 REALCOMP
• 2026-05-12 Listed $20,000 REALCOMP
• 2026-05-12 Listed $20,000 MiRealSource-MiMLS
• 2024-12-20 Contingent — REALCOMP
• 2024-12-17 Relisted — REALCOMP
• 2023-04-14 Contingent — MiRealSource-MiMLS
• 2023-04-14 Contingent — REALCOMP
• 2023-04-14 Listing Removed — MiRealSource-MiMLS
• 2023-04-14 Listing Removed — REALCOMP
• 2023-03-29 Listed $39,999 MiRealSource-MiMLS
• 2023-03-29 Listed $39,999 REALCOMP
• 2022-09-16 Listing Removed — REALCOMP
• 2022-09-15 Listing Removed — MiRealSource-MiMLS
• 2022-09-03 Price Changed $33,333 MiRealSource-MiMLS
• 2022-09-02 Price Changed $33,333 REALCOMP
• 2022-08-03 Price Changed $49,900 MiRealSource-MiMLS
• 2022-08-03 Price Changed $49,900 REALCOMP
• 2022-07-29 Relisted — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-06-04 Listed $75,000 MiRealSource-MiMLS
• 2022-06-04 Listed $75,000 REALCOMP

Property tax history

-2.1%/yr

Latest (2025): $1,108 · -2.4% YoY. Source: county tax records.