838 Clinton St · Flint, MI 48507

$40,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 30 Days on market

Built 1920 6,098 sqft lot Est $41k · at est.

---

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 +8.2/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential at 838 Clinton ST, Flint, MI, a single-family residence built in 1920. This property presents a great option for investors and calls to handy homeowners seeking a rewarding project. The two bedrooms offer private spaces, while the single bathroom provides essential amenities. Beyond the main living areas, a basement offers additional space for storage or future development, and a welcoming porch extends the living area outdoors. This investment opportunity is ready for its next chapter; inquire today to explore its possibilities. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 733 Vermilya Ave - MLS #20261033139 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

Key facts

• Private spaces
• Basement
• Welcoming porch

Tags

• WELCOMING PORCH
• BASEMENT
• PRIVATE SPACES

Property features AI

Finance

• Other: Located in Atherton Park subdivision; Directions: Clinton Street runs east–west between Fenton Road and South Grand Traverse Street; 838 Clinton is east of Fenton Road and west of South Grand Traverse Street, between Brunswick Avenue and Camden Avenue.

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Brick/mortar foundation; Built with vinyl siding
• Exterior features: Covered porch; Paved road access; Lot roughly 60 x 100 (about 0.14 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% 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 soft (-1.0%/yr); 206 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $277 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 + 0.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $40k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.24% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.21%
• DSCR: 2.66
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $40,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Campbell St	0.23mi	3/1.0 (+1)	924 (+7%)	1mo	$89,000	$96	72
1105 Lincoln Ave	0.45mi	2/1.0	896 (+4%)	2mo	$38,000	$42	72
3805 Brunswick Ave	0.23mi	3/1.0 (+1)	921 (+7%)	4mo	$25,000	$27	70
4418 Brunswick Ave	0.12mi	2/1.0	755 (-13%)	4mo	$55,000	$73	70
1015 Alvord Ave	0.22mi	2/1.0	750 (-13%)	3mo	$35,500	$47	65
1125 Ingleside Ave	0.33mi	2/1.0	771 (-11%)	2mo	$7,500	$10	65
1413 Waldman Ave	0.56mi	3/1.0 (+1)	903 (+4%)	4mo	$99,900	$111	58
839 Barrie Ave	0.65mi	2/1.0	816 (-6%)	3mo	$35,000	$43	58
1514 W Atherton Rd	0.60mi	3/1.0 (+1)	925 (+7%)	2mo	$35,000	$38	53
937 Barrie Ave	0.67mi	2/1.0	780 (-10%)	1mo	$29,000	$37	52
1514 Vermilya Ave	0.70mi	2/1.0	952 (+10%)	0mo	$66,000	$69	50
1902 Crestbrook Ln	0.66mi	3/1.0 (+1)	969 (+12%)	1mo	$111,000	$115	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.17×
• Total profit: $13,076
• Equity at exit: $5,964

10-year hold

• IRR: 34.6%
• Equity multiple: 3.68×
• Total profit: $29,987
• Equity at exit: $3,458

Cash invested: $11,200 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$210
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $347

Break-even live

Break-even rent $456

Max offer price $40,000

Occupancy floor 56%

Sensitivity live

Price	-10% $370	-5% $359	+0% $347	+5% $336	+10% $325
Rent	-10% $277	-5% $312	+0% $347	+5% $383	+10% $418
Rate	-1.0pp $367	-0.5pp $357	base $347	+0.5pp $337	+1.0pp $326

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.05mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.38mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.65mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.71mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.41mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.43mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.47mi

Listing history 47 events

1. 2026-06-18
   days on market $40,000 Active 30 DOM
2. 2026-06-17
   days on market $40,000 Active 29 DOM
3. 2026-06-16
   days on market $40,000 Active 28 DOM
4. 2026-06-15
   days on market $40,000 Active 27 DOM
5. 2026-06-14
   days on market $40,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $40,000 Active 24 DOM
7. 2026-06-10
   days on market $50,000 Active 22 DOM
8. 2026-06-09
   days on market $50,000 Active 21 DOM
9. 2026-06-08
   days on market $50,000 Active 20 DOM
10. 2026-06-07
    days on market $50,000 Active 19 DOM
11. 2026-06-05
    days on market $50,000 Active 16 DOM
12. 2026-06-03
    days on market $50,000 Active 15 DOM
13. 2026-06-02
    days on market $50,000 Active 14 DOM
14. 2026-06-01
    days on market $50,000 Active 13 DOM
15. 2026-05-31
    days on market $50,000 Active 12 DOM
16. 2026-05-30
    days on market $50,000 Active 11 DOM
17. 2026-05-19
    listed $50,000 Active

    Show marketing remark (895 chars)

    Discover the potential at 838 Clinton ST, Flint, MI, a single-family residence built in 1920. This property presents a great option for investors and calls to handy homeowners seeking a rewarding project. The two bedrooms offer private spaces, while the single bathroom provides essential amenities. Beyond the main living areas, a basement offers additional space for storage or future development, and a welcoming porch extends the living area outdoors. This investment opportunity is ready for its next chapter; inquire today to explore its possibilities. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 733 Vermilya Ave - MLS #20261033139 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

18. 2026-05-19
    listed $50,000 Active 895-char remark

    Show marketing remark (895 chars)

    Discover the potential at 838 Clinton ST, Flint, MI, a single-family residence built in 1920. This property presents a great option for investors and calls to handy homeowners seeking a rewarding project. The two bedrooms offer private spaces, while the single bathroom provides essential amenities. Beyond the main living areas, a basement offers additional space for storage or future development, and a welcoming porch extends the living area outdoors. This investment opportunity is ready for its next chapter; inquire today to explore its possibilities. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 733 Vermilya Ave - MLS #20261033139 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

19. 2018-12-11
    soldstatus $13,500 Sold 108-char remark

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

20. 2018-12-11
    soldstatus $13,500 Closed

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

21. 2018-12-03
    status Pending

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

22. 2018-12-03
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

23. 2018-10-09
    price $16,900
24. 2018-10-08
    price $16,900 108-char remark

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

25. 2018-08-28
    listed $18,000 Active 108-char remark

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

26. 2018-08-28
    listed $18,000 Active

    Show marketing remark (108 chars)

    Great investment property for 2 bedrooms, 1 bath, full unfinished basement, 1 car detached garage, new roof.

27. 2015-05-06
    historical
28. 2015-05-05
    historical
29. 2014-05-06
    listed $21,000
30. 2014-05-06
    listed $21,000
31. 2010-12-06
    historical
32. 2010-12-06
    historical
33. 2007-09-25
    historical
34. 2007-01-31
    listed $49,900
35. 2007-01-31
    listed $49,900
36. 2003-09-17
    soldstatus $43,023
37. 2002-04-19
    soldstatus $64,000
38. 2002-04-02
    soldstatus $58,400
39. 2002-04-02
    soldstatus $58,400
40. 2002-02-28
    listed $58,900
41. 2002-02-28
    listed $58,900
42. 2002-02-28
    historical
43. 2000-10-13
    listed $50,000
44. 2000-10-13
    historical
45. 2000-10-13
    listed $50,000
46. 1998-06-04
    soldstatus $49,900
47. 1997-12-03
    listed $49,900

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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 ≥97°F today · 15 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: $10,745
• − Mortgage interest: −$2,241
• − Property taxes: −$1,605
• − Insurance: −$200
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,164
• Taxable income: $3,817
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $3,251/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+0.2% since first listed

31 events — show timeline

• 2026-05-19 Listed $50,000 MiRealSource-MiMLS
• 2026-05-19 Listed $50,000 REALCOMP
• 2018-12-11 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2018-12-11 Sold (MLS) $13,500 REALCOMP
• 2018-12-03 Pending — MiRealSource-MiMLS
• 2018-12-03 Pending — REALCOMP
• 2018-10-09 Price Changed $16,900 MiRealSource-MiMLS
• 2018-10-08 Price Changed $16,900 REALCOMP
• 2018-08-28 Listed $18,000 MiRealSource-MiMLS
• 2018-08-28 Listed $18,000 REALCOMP
• 2015-05-06 Listing Removed — REALCOMP
• 2015-05-05 Listing Removed — MiRealSource-MiMLS
• 2014-05-06 Listed $21,000 MiRealSource-MiMLS
• 2014-05-06 Listed $21,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-09-25 Listing Removed — MiRealSource-MiMLS
• 2007-01-31 Listed $49,900 MiRealSource-MiMLS
• 2007-01-31 Listed $49,900 REALCOMP
• 2003-09-17 Sold (Public Records) $43,023 Public Records
• 2002-04-19 Sold (Public Records) $64,000 Public Records
• 2002-04-02 Sold (MLS) $58,400 MiRealSource-MiMLS
• 2002-04-02 Sold (MLS) $58,400 REALCOMP
• 2002-02-28 Listing Removed — MiRealSource-MiMLS
• 2002-02-28 Listed $58,900 MiRealSource-MiMLS
• 2002-02-28 Listed $58,900 REALCOMP
• 2000-10-13 Listed $50,000 MiRealSource-MiMLS
• 2000-10-13 Listing Removed — MiRealSource-MiMLS
• 2000-10-13 Listed $50,000 REALCOMP
• 1998-06-04 Sold (MLS) $49,900 MiRealSource-MiMLS
• 1997-12-03 Listed $49,900 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $1,605 · -3.7% YoY. Source: county tax records.