1008 Dupont St St · Flint, MI 48504

$99,950

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 74 Days on market

Built 1920 6,098 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

Key facts

• Covered front porch
• Flexible space
• Spacious backyard

Tags

• COVERED FRONT PORCH
• SPACIOUS KITCHEN
• SUN-FILLED DINING AREA
• FLEXIBLE SPACE
• SPACIOUS BACKYARD
• EXTRA STORAGE

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 150 (0.14 acre)
• HOA & community: Homeowners association present

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Brick construction; Brick/mortar foundation; Built area above grade: 1,317
• Exterior features: Front porch; Shed(s); Paved road access; Publicly maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fans; Unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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: 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $692 of loan paydown is wiped out by about $3k 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

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,953 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.10% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $41,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1900 Cadillac St	0.09mi	2/1.0 (-1)	994 (-1%)	4mo	$49,900	$50	87
808 N Chevrolet Ave	0.16mi	3/1.0	1,053 (+5%)	2mo	$42,900	$41	82
2023 Cadillac St	0.20mi	2/1.0 (-1)	968 (-3%)	1mo	$26,900	$28	79
1914 Monteith St	0.28mi	2/1.0 (-1)	958 (-4%)	4mo	$74,900	$78	71
1702 Stevenson St	0.31mi	3/1.0	1,120 (+12%)	5mo	$17,500	$16	62
2602 Sloan St	0.63mi	3/1.0	955 (-4%)	2mo	$25,000	$26	62
2448 Thomas St	0.61mi	3/1.0	956 (-4%)	5mo	$107,000	$112	60
971 N Chevrolet Ave	0.37mi	3/1.0	1,122 (+12%)	4mo	$79,900	$71	59
709 Cadillac St	0.20mi	3/2.0	1,138 (+14%)	7mo	$65,000	$57	58
2101 Barth St	0.59mi	2/1.0 (-1)	905 (-10%)	4mo	$33,000	$36	48
1930 Concord St	0.65mi	2/1.0 (-1)	900 (-10%)	2mo	$30,000	$33	46
2551 Altoona St	0.74mi	2/1.0 (-1)	1,114 (+11%)	0mo	$45,000	$40	41

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-672
• Equity at exit: $14,903

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $19,334
• Equity at exit: $8,642

Cash invested: $27,986 (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 48504

• Active inventory: 131
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $244

Break-even live

Break-even rent $787

Max offer price $99,950

Occupancy floor 73%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.60mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.68mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.75mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.95mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	1.13mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.14mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	1.19mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.31mi

Listing history 24 events

1. 2026-06-05
   status $99,950 Pending 74 DOM
2. 2026-06-03
   days on market $99,950 Active 74 DOM
3. 2026-06-02
   days on market $99,950 Active 73 DOM
4. 2026-06-01
   days on market $99,950 Active 72 DOM
5. 2026-05-31
   days on market $99,950 Active 71 DOM
6. 2026-05-30
   days on market $99,950 Active 70 DOM
7. 2026-04-28
   price $99,950 564-char remark

   Show marketing remark (564 chars)

   Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

8. 2026-04-27
   price $99,950
9. 2026-04-05
   price $105,000 564-char remark

   Show marketing remark (564 chars)

   Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

10. 2026-04-05
    price $105,000

    Show marketing remark (564 chars)

    Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

11. 2026-03-21
    listed $115,000 Active 564-char remark

    Show marketing remark (564 chars)

    Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

12. 2026-03-21
    listed $115,000 Active

    Show marketing remark (564 chars)

    Welcome home to 1008 DuPont St! This charming property offers plenty of that original 1920s character along with some modern updates. . Enjoy relaxing on the inviting covered front porch before stepping into a bright, freshly updated interior. The spacious kitchen provides plenty of cabinet space and a sun-filled dining area. Upstairs, you’ll find comfortable bedrooms with brand new carpet, while the basement adds additional flexible space for a second living area, home office, or recreation room. Spacious backyard along with a shed for extra storage.

13. 2025-07-22
    soldstatus $89,000
14. 2025-07-15
    soldstatus $89,000 Closed 85-char remark

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

15. 2025-07-15
    soldstatus $89,000 Closed

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

16. 2025-07-08
    status Pending

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

17. 2025-07-08
    listed $91,000 Active

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

18. 2025-07-08
    listed $91,000 85-char remark

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

19. 2025-07-08
    historical 85-char remark

    Show marketing remark (85 chars)

    Beautifully updated home. Too many new updates to list. New energy efficient windows.

20. 2013-12-20
    soldstatus $16,000
21. 2013-12-20
    soldstatus $16,000
22. 2013-10-18
    historical
23. 2011-09-21
    listed $16,900
24. 2011-09-21
    listed $16,900

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$434/yr (+$36/mo · 64.7%)

ⓘ 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: $13,152
• − Mortgage interest: −$5,599
• − Property taxes: −$671
• − Insurance: −$500
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,908
• Taxable income: $1,371
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,601/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
• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+491.4% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $99,950 MiRealSource-MiMLS
• 2026-04-27 Price Changed $99,950 REALCOMP
• 2026-04-05 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-05 Price Changed $105,000 REALCOMP
• 2026-03-21 Listed $115,000 REALCOMP
• 2026-03-21 Listed $115,000 MiRealSource-MiMLS
• 2025-07-22 Sold (Public Records) $89,000 Public Records
• 2025-07-15 Sold (MLS) $89,000 REALCOMP
• 2025-07-15 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2025-07-08 Pending — REALCOMP
• 2025-07-08 Listed $91,000 REALCOMP
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-08 Listed $91,000 MiRealSource-MiMLS
• 2013-12-20 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2013-12-20 Sold (MLS) $16,000 REALCOMP
• 2013-10-18 Listing Removed — MiRealSource-MiMLS
• 2011-09-21 Listed $16,900 MiRealSource-MiMLS
• 2011-09-21 Listed $16,900 REALCOMP

Property tax history

+7.9%/yr

Latest (2025): $671 · +1.3% YoY. Source: county tax records.