741 Fenton Rd · Flint, MI 48503

$20,000

3 bd · 2.0 ba · 1,132 sqft · SingleFamily public records · 43 Days on market

Built 1900 3,485 sqft lot Est $35k · 43% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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!! 3 bedroom 2 bath with full basement.

Key facts

• 3,485 sq ft lot
• Built 1900
• Listed 42 days

Property features AI

Finance

• Other: Located in the Genesee County Agricultural Society's Southwest subdivision; Cross street: South of Court / East of Miller
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Wood siding construction; Above-grade finished area 1,132 (units as provided); Below-grade finished area 600 (units as provided)
• Exterior features: Lot approximately 0.08 acres; Lot dimensions: 3,485 (units as provided)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Has basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.9% 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); 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — 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. 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: 4.73% ✓
• Cap rate: 42.86%
• Cash-on-cash: 130.60%
• DSCR: 6.81
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $35,092
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Carrill Ct	0.18mi	3/1.0	1,164 (+3%)	18mo	$5,000	$4	68
1009 Oak St	0.28mi	3/1.5	1,269 (+12%)	4mo	$17,000	$13	61
921 Cedar St	0.30mi	3/1.0	1,024 (-10%)	17mo	$45,000	$44	52
2021 Brooks St	0.32mi	2/1.0 (-1)	987 (-13%)	3mo	$55,000	$56	52
913 Davis St	0.43mi	3/1.0	972 (-14%)	3mo	$14,500	$15	50
1033 Remington Ave	0.58mi	4/1.0 (+1)	1,275 (+13%)	14mo	$40,000	$31	32

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: 8.25×
• Total profit: $40,594
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 20.31×
• Total profit: $108,157
• Equity at exit: $1,729

Cash invested: $5,600 (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: 136
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $946 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $609

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $623	-5% $616	+0% $609	+5% $603	+10% $596
Rent	-10% $535	-5% $572	+0% $609	+5% $647	+10% $684
Rate	-1.0pp $620	-0.5pp $615	base $609	+0.5pp $604	+1.0pp $599

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	0.98mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	1.07mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	1.09mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	1.35mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $20,000 Active 43 DOM
2. 2026-06-18
   days on market $20,000 Active 40 DOM
3. 2026-06-17
   days on market $20,000 Active 39 DOM
4. 2026-06-16
   days on market $20,000 Active 38 DOM
5. 2026-06-15
   days on market $20,000 Active 37 DOM
6. 2026-06-14
   days on market $20,000 Active 35 DOM
7. 2026-06-13
   days on market $20,000 Active 34 DOM
8. 2026-06-10
   days on market $20,000 Active 32 DOM
9. 2026-06-09
   days on market $20,000 Active 31 DOM
10. 2026-06-08
    days on market $20,000 Active 30 DOM
11. 2026-06-07
    days on market $20,000 Active 29 DOM
12. 2026-06-05
    days on market $20,000 Active 26 DOM
13. 2026-06-03
    days on market $20,000 Active 25 DOM
14. 2026-06-02
    days on market $20,000 Active 24 DOM
15. 2026-06-01
    days on market $20,000 Active 23 DOM
16. 2026-05-31
    days on market $20,000 Active 22 DOM
17. 2026-05-30
    days on market $20,000 Active 21 DOM
18. 2026-05-09
    listed $20,000 Active 55-char remark

    Show marketing remark (55 chars)

    Investor Special!! 3 bedroom 2 bath with full basement.

19. 2026-05-09
    listed $20,000 Active

    Show marketing remark (55 chars)

    Investor Special!! 3 bedroom 2 bath with full basement.

ⓘ 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 ≥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: $11,358
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$582
• Taxable income: $7,438
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $5,529/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

• 2026-05-09 Listed $20,000 REALCOMP
• 2026-05-09 Listed $20,000 MiRealSource-MiMLS

Property tax history

+8.5%/yr

Latest (2025): $1,527 · +2.1% YoY. Source: county tax records.