1007 Decker St · Flint, MI 48503

$9,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 48 Days on market

Built 1905 1,742 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Great opportunity to add value and maximize returns. Ideal for rehab or rental portfolio.

Key facts

• 1,742 sq ft lot
• Built 1905
• Listed 48 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.04 acres (55 x 33)

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished living area on one level; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 87.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $68 of loan paydown is wiped out by about $297 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.44% ✓
• Cap rate: 87.47%
• Cash-on-cash: 289.90%
• DSCR: 13.90
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $23,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1644 Pennsylvania Ave	0.36mi	2/1.0	839 (+6%)	6mo	$43,000	$51	68
1629 Ohio Ave	0.37mi	2/1.0	792 (0%)	18mo	$20,000	$25	68
1612 Iowa Ave	0.38mi	3/1.0 (+1)	770 (-3%)	7mo	$42,000	$55	67
1742 Kentucky Ave	0.45mi	2/1.0	832 (+5%)	14mo	$21,000	$25	59
1220 Minnesota Ave	0.38mi	2/1.0	884 (+12%)	7mo	$26,500	$30	57
1818 Kansas Ave	0.49mi	2/1.5	858 (+8%)	9mo	$14,000	$16	54
1710 Indiana Ave	0.51mi	3/1.0 (+1)	840 (+6%)	10mo	$7,000	$8	53
1401 Maplewood Ave	0.56mi	2/1.0	724 (-9%)	16mo	$24,500	$34	46
1421 Jane Ave	0.72mi	3/1.0 (+1)	768 (-3%)	14mo	$24,000	$31	44
306 Lafayette St	0.56mi	2/1.0	900 (+14%)	9mo	$100,000	$111	44
2209 Kansas Ave	0.70mi	2/1.0	864 (+9%)	12mo	$19,900	$23	42
2301 Kansas Ave	0.73mi	3/1.0 (+1)	900 (+14%)	10mo	$4,900	$5	30

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: —
• Equity multiple: 17.59×
• Total profit: $45,999
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 43.39×
• Total profit: $117,506
• Equity at exit: $856

Cash invested: $2,772 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $670

Break-even live

Break-even rent $87

Max offer price $9,900

Occupancy floor 23%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.32mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.40mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.04mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	1.04mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.07mi

Listing history 18 events

1. 2026-06-18
   days on market $9,900 Active 48 DOM
2. 2026-06-17
   days on market $9,900 Active 47 DOM
3. 2026-06-16
   days on market $9,900 Active 46 DOM
4. 2026-06-15
   days on market $9,900 Active 45 DOM
5. 2026-06-14
   days on market $9,900 Active 43 DOM
6. 2026-06-13
   days on market $9,900 Active 42 DOM
7. 2026-06-10
   days on market $9,900 Active 40 DOM
8. 2026-06-09
   days on market $9,900 Active 39 DOM
9. 2026-06-08
   days on market $9,900 Active 38 DOM
10. 2026-06-07
    days on market $9,900 Active 37 DOM
11. 2026-06-05
    days on market $9,900 Active 34 DOM
12. 2026-06-03
    days on market $9,900 Active 33 DOM
13. 2026-06-02
    days on market $9,900 Active 32 DOM
14. 2026-06-01
    days on market $9,900 Active 31 DOM
15. 2026-05-31
    days on market $9,900 Active 30 DOM
16. 2026-05-30
    days on market $9,900 Active 29 DOM
17. 2026-05-01
    listed $12,000 Active 107-char remark

    Show marketing remark (107 chars)

    Investor special! Great opportunity to add value and maximize returns. Ideal for rehab or rental portfolio.

18. 2026-05-01
    listed $12,000 Active

    Show marketing remark (107 chars)

    Investor special! Great opportunity to add value and maximize returns. Ideal for rehab or rental portfolio.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $11,211
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$50
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$288
• Taxable income: $8,377
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $6,026/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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $12,000 REALCOMP
• 2026-05-01 Listed $12,000 MiRealSource-MiMLS

Property tax history

+4.8%/yr

Latest (2025): $782 · +195.4% YoY. Source: county tax records.