1457 Poplar St · Flint, MI 48503

$100,000

4 bd · 2.5 ba · 1,488 sqft · SingleFamily public records · 28 Days on market

Built 1910 9,148 sqft lot Est $98k · 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +6.7/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

Key facts

• 9,148 sq ft lot
• Built 1910
• Listed 28 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot dimensions approximately 50 x 182 (0.21 acres)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Free-standing gas range; Free-standing refrigerator; Washer; Dryer; Unfinished basement
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/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: $98k (1.5% below list) — sets the bar for market timing.

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; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 38% of the median local income ($44k/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 $691 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.
• Current owner paid $16k; list at $100k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.42% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $98,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Kearsley Park Blvd	0.26mi	4/2.0	1,596 (+7%)	7mo	$96,900	$61	68
1379 Washington Ave	0.18mi	4/1.0	1,300 (-13%)	2mo	$85,000	$65	63
1318 Roosevelt Ave	0.20mi	3/1.0 (-1)	1,352 (-9%)	9mo	$7,500	$6	57
220 S Franklin Ave	0.42mi	4/2.0	1,590 (+7%)	13mo	$105,000	$66	56
1817 Montclair Ave	0.58mi	3/1.5 (-1)	1,377 (-8%)	0mo	$165,000	$120	51
602 Lafayette St	0.60mi	3/1.5 (-1)	1,355 (-9%)	2mo	$103,500	$76	46
301 Hastings St	0.59mi	3/2.0 (-1)	1,617 (+9%)	8mo	$94,000	$58	44
1622 E Court St	0.67mi	3/1.0 (-1)	1,380 (-7%)	5mo	$70,000	$51	41
629 Roome Rd	0.73mi	4/1.0	1,552 (+4%)	15mo	$134,900	$87	40
1005 Blanchard Ave	0.75mi	3/1.5 (-1)	1,529 (+3%)	14mo	$150,000	$98	40
1519 E Hamilton Ave	0.57mi	3/2.0 (-1)	1,652 (+11%)	10mo	$6,500	$4	40
1312 N Lynch St	0.71mi	3/2.0 (-1)	1,352 (-9%)	19mo	$90,000	$67	28

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: 16.0%
• Equity multiple: 1.68×
• Total profit: $19,148
• Equity at exit: $14,910

10-year hold

• IRR: 28.1%
• Equity multiple: 4.10×
• Total profit: $86,710
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $437

Break-even live

Break-even rent $865

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-23
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

2. 2026-05-23
   status Pending

   Show marketing remark (937 chars)

   Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

3. 2026-04-25
   listed $100,000 Active 937-char remark

   Show marketing remark (937 chars)

   Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

4. 2026-04-25
   listed $100,000 Active

   Show marketing remark (937 chars)

   Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

5. 2026-04-22
   historical $100,000 937-char remark

   Show marketing remark (937 chars)

   Step into this beautifully updated 4-bedroom home offering space, functionality, and modern touches throughout. The main level features a bright and inviting living room, a dedicated dining area, and a spacious kitchen plus the added convenience of first-floor laundry. Upstairs, you'll find four well-sized bedrooms providing flexibility for a variety of living arrangements. The home also includes an attic space with great potential to be finished into a walk-in closet, additional storage, or a custom flex area to suit your needs. Thoughtfully updated throughout, the home features newer flooring, windows, roof, and siding, adding value and peace of mind. A full basement provides additional storage and room for future improvements. Conveniently located just minutes from downtown Flint, with easy access to parks, shopping, and major roadways. A great opportunity for homeowners or investors, schedule your private showing today!

6. 2006-04-27
   historical 95-char remark

   Show marketing remark (95 chars)

   * * * * * * * * * * * * B A N K O W N E D * * * * Near Downtown Kearsley Park.

7. 2005-09-26
   listed $5,900 95-char remark

   Show marketing remark (95 chars)

   * * * * * * * * * * * * B A N K O W N E D * * * * Near Downtown Kearsley Park.

8. 2003-12-09
   soldstatus $16,000
9. 2003-12-09
   soldstatus $50,000

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$65/yr (+$5/mo · 4.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,024
• − Mortgage interest: −$5,602
• − Property taxes: −$1,411
• − Insurance: −$500
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,909
• Taxable income: $3,878
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,314/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

+525.0% since first listed

9 events — show timeline

• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-04-25 Listed $100,000 MiRealSource-MiMLS
• 2026-04-25 Listed $100,000 REALCOMP
• 2026-04-22 Coming Soon $100,000 MiRealSource-MiMLS
• 2006-04-27 Listing Removed — MiRealSource-MiMLS
• 2005-09-26 Listed $5,900 MiRealSource-MiMLS
• 2003-12-09 Sold (Public Records) $50,000 Public Records
• 2003-12-09 Sold (Public Records) $16,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,411 · +2.1% YoY. Source: county tax records.