3017 Richfield Rd · Flint, MI 48506

$34,900

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 59 Days on market

Built 1940 5,663 sqft lot ↓ 9% since listing

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms • Newer Mechanicals • Solid Foundation • Detached 2-Car Garage This home offers great bones and strong potential — perfect for homeowners or investors looking for a solid property with lasting value.

Key facts

• Solid foundation
• Newer mechanicals
• 5,663 sq ft lot

Tags

• NEWER MECHANICALS
• SOLID FOUNDATION
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Residential property type
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One and one-half stories
• Construction: Wood siding construction
• Exterior features: Lot in ASSRS OF MAPLE HILL GARDENS subdivision; Lot dimensions approximately 5,663 (units provided); Lot size about 0.13 acres; Cross streets: Branch Rd and Richfield Rd; No pool

Interior

• Bedrooms: One and one-half level home layout
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Has basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.2% 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: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $241 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 + 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 59 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1940 — 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: 3.62% ✓
• Cap rate: 30.23%
• Cash-on-cash: 85.48%
• DSCR: 4.80
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $94,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Epsilon Trl	0.58mi	3/1.0 (-1)	1,018 (-3%)	1mo	$92,000	$90	62
3291 Drexel Ave	0.58mi	3/1.0 (-1)	1,089 (+4%)	0mo	$125,000	$115	62
3252 N Term St	0.42mi	3/1.0 (-1)	1,000 (-5%)	8mo	$90,000	$90	61
3230 Huggins Ave	0.50mi	3/1.0 (-1)	1,020 (-3%)	10mo	$140,000	$137	58
4907 Delta Dr	0.60mi	3/1.5 (-1)	1,008 (-4%)	2mo	$50,000	$50	57
3006 Arizona Ave	0.34mi	3/1.0 (-1)	900 (-14%)	1mo	$92,900	$103	54
3413 Dakota Ave	0.74mi	3/2.0 (-1)	1,018 (-3%)	2mo	$113,351	$111	50
2925 Colorado Ave	0.42mi	3/1.0 (-1)	900 (-14%)	3mo	$25,000	$28	49
4808 Alpha Way	0.72mi	3/1.0 (-1)	963 (-8%)	4mo	$63,500	$66	44
3705 Aldon Ln	0.57mi	3/1.0 (-1)	917 (-13%)	3mo	$69,900	$76	44
2709 Gamma Ln	0.69mi	3/1.0 (-1)	1,152 (+10%)	4mo	$43,000	$37	43
4914 Alpha Way	0.75mi	3/1.0 (-1)	965 (-8%)	9mo	$92,000	$95	39

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: 86.0%
• Equity multiple: 4.96×
• Total profit: $38,735
• Equity at exit: $5,204

10-year hold

• IRR: 89.1%
• Equity multiple: 10.32×
• Total profit: $91,044
• Equity at exit: $3,018

Cash invested: $9,772 (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 48506

• Active inventory: 202
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $696

Break-even live

Break-even rent $381

Max offer price $34,900

Occupancy floor 40%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	1.00mi

Listing history 20 events

1. 2026-06-18
   days on market $34,900 Active 59 DOM
2. 2026-06-17
   days on market $34,900 Active 58 DOM
3. 2026-06-16
   days on market $34,900 Active 57 DOM
4. 2026-06-15
   days on market $34,900 Active 56 DOM
5. 2026-06-14
   days on market $34,900 Active 54 DOM
6. 2026-06-13
   days on market $34,900 Active 53 DOM
7. 2026-06-10
   pricedays on market $34,900 Active 51 DOM
8. 2026-06-09
   days on market $39,900 Active 50 DOM
9. 2026-06-08
   days on market $39,900 Active 49 DOM
10. 2026-06-07
    days on market $39,900 Active 48 DOM
11. 2026-06-05
    days on market $39,900 Active 45 DOM
12. 2026-06-03
    days on market $39,900 Active 44 DOM
13. 2026-06-02
    pricedays on market $39,900 Active 43 DOM
14. 2026-06-01
    days on market $49,900 Active 42 DOM
15. 2026-05-31
    days on market $49,900 Active 41 DOM
16. 2026-05-30
    days on market $49,900 Active 40 DOM
17. 2026-05-15
    price $49,900 231-char remark

    Show marketing remark (231 chars)

    3 Bedrooms • Newer Mechanicals • Solid Foundation • Detached 2-Car Garage This home offers great bones and strong potential — perfect for homeowners or investors looking for a solid property with lasting value.

18. 2026-05-14
    price $49,900
19. 2026-04-17
    listed $54,900 Active 231-char remark

    Show marketing remark (231 chars)

    3 Bedrooms • Newer Mechanicals • Solid Foundation • Detached 2-Car Garage This home offers great bones and strong potential — perfect for homeowners or investors looking for a solid property with lasting value.

20. 2026-04-17
    listed $54,900 Active

    Show marketing remark (231 chars)

    3 Bedrooms • Newer Mechanicals • Solid Foundation • Detached 2-Car Garage This home offers great bones and strong potential — perfect for homeowners or investors looking for a solid property with lasting value.

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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: $15,151
• − Mortgage interest: −$1,955
• − Property taxes: −$1,246
• − Insurance: −$174
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,015
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $6,352/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

-9.1% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $49,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $49,900 REALCOMP
• 2026-04-17 Listed $54,900 REALCOMP
• 2026-04-17 Listed $54,900 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $1,246 · +1.7% YoY. Source: county tax records.