5620 Marlowe Dr · Flint, MI 48504

$55,000

3 bd · 1.0 ba · 939 sqft · SingleFamily public records · 49 Days on market

Built 1958 5,663 sqft lot Est $45k · 22% over ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

Key facts

• Close to parks
• Close to schools
• Close to shopping

Tags

• PEACEFUL NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $55k).
• Recommended offer: $53k (3.0% 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: 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.76% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.22%
• DSCR: 2.17
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $45,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5905 Cloverlawn Dr	0.16mi	3/1.0	983 (+5%)	2mo	$30,000	$31	83
2017 Chateau Dr	0.31mi	3/1.5	915 (-3%)	5mo	$50,000	$55	75
1710 Shamrock Ln	0.32mi	3/1.0	878 (-6%)	2mo	$43,500	$50	72
2106 Janice Dr	0.47mi	3/1.0	913 (-3%)	2mo	$74,000	$81	71
5014 Miami Ln St	0.38mi	3/1.0	878 (-6%)	4mo	$24,000	$27	68
813 Chatham Dr	0.69mi	3/1.5	942 (+0%)	1mo	$33,700	$36	65
1511 W Home Ave	0.27mi	3/1.5	1,042 (+11%)	3mo	$35,500	$34	65
1913 Cherrylawn Dr	0.45mi	3/1.0	878 (-6%)	5mo	$19,000	$22	64
6310 Valorie Ln	0.36mi	3/1.0	1,040 (+11%)	4mo	$49,900	$48	62
2210 Canniff St	0.64mi	3/1.5	905 (-4%)	1mo	$83,000	$92	61
4702 Warrington Dr	0.51mi	3/1.0	1,010 (+8%)	3mo	$82,900	$82	61
4807 Birchcrest Dr	0.52mi	3/1.5	878 (-6%)	4mo	$35,000	$40	60

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: 20.0%
• Equity multiple: 1.82×
• Total profit: $12,560
• Equity at exit: $8,201

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $38,707
• Equity at exit: $4,755

Cash invested: $15,400 (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: 132
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$288
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $336

Break-even live

Break-even rent $540

Max offer price $55,000

Occupancy floor 60%

Sensitivity live

Price	-10% $368	-5% $352	+0% $336	+5% $321	+10% $305
Rent	-10% $260	-5% $298	+0% $336	+5% $375	+10% $413
Rate	-1.0pp $364	-0.5pp $350	base $336	+0.5pp $322	+1.0pp $308

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.10mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	22d	1	0.65mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.99mi
3424 W Mott Ave Flint, MI	2.0	1.0	682	$725	$1.06	45d	1	1.14mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	1.23mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	1.28mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	1.38mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	1.40mi

Listing history 29 events

1. 2024-12-17
   status Pending
2. 2024-12-04
   soldstatus $48,000
3. 2024-11-07
   status Pending 188-char remark

   Show marketing remark (188 chars)

   This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

4. 2024-11-07
   status Pending

   Show marketing remark (188 chars)

   This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

5. 2024-10-11
   price $55,000 188-char remark

   Show marketing remark (188 chars)

   This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

6. 2024-10-10
   price $55,000
7. 2024-09-18
   listed $60,000 Active

   Show marketing remark (188 chars)

   This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

8. 2024-09-18
   listed $60,000 Active 188-char remark

   Show marketing remark (188 chars)

   This property offers the convenience of city living while being tucked away in a peaceful neighborhood. Close to shopping, schools, and parks, it's the perfect location for your next home!

9. 2020-07-01
   historical
10. 2020-07-01
    historical
11. 2020-05-05
    price $23,000
12. 2020-05-04
    price $23,000
13. 2020-04-16
    listed $25,000 Active
14. 2020-04-16
    listed $25,000 Active
15. 2008-04-24
    soldstatus $7,250
16. 2008-04-24
    soldstatus $7,250
17. 2008-04-14
    historical
18. 2008-04-01
    listed $12,350
19. 2008-04-01
    listed $12,350
20. 2002-04-22
    soldstatus $62,000
21. 2002-04-12
    soldstatus $61,800
22. 2002-04-12
    soldstatus $61,800
23. 2001-12-03
    historical
24. 2001-11-05
    listed $55,000
25. 2001-11-05
    listed $55,000
26. 2000-11-30
    listed $60,000
27. 2000-11-30
    historical
28. 2000-11-30
    historical
29. 2000-11-30
    listed $60,000

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,593
• − Mortgage interest: −$3,081
• − Property taxes: −$1,385
• − Insurance: −$275
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$1,600
• Taxable income: $3,397
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,222/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

-20.0% since first listed

29 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-12-04 Sold (Public Records) $48,000 Public Records
• 2024-11-07 Pending — MiRealSource-MiMLS
• 2024-11-07 Pending — REALCOMP
• 2024-10-11 Price Changed $55,000 MiRealSource-MiMLS
• 2024-10-10 Price Changed $55,000 REALCOMP
• 2024-09-18 Listed $60,000 MiRealSource-MiMLS
• 2024-09-18 Listed $60,000 REALCOMP
• 2020-07-01 Listing Removed — MiRealSource-MiMLS
• 2020-07-01 Listing Removed — REALCOMP
• 2020-05-05 Price Changed $23,000 MiRealSource-MiMLS
• 2020-05-04 Price Changed $23,000 REALCOMP
• 2020-04-16 Listed $25,000 MiRealSource-MiMLS
• 2020-04-16 Listed $25,000 REALCOMP
• 2008-04-24 Sold (MLS) $7,250 REALCOMP
• 2008-04-24 Sold (MLS) $7,250 MiRealSource-MiMLS
• 2008-04-14 Listing Removed — MiRealSource-MiMLS
• 2008-04-01 Listed $12,350 REALCOMP
• 2008-04-01 Listed $12,350 MiRealSource-MiMLS
• 2002-04-22 Sold (Public Records) $62,000 Public Records
• 2002-04-12 Sold (MLS) $61,800 MiRealSource-MiMLS
• 2002-04-12 Sold (MLS) $61,800 REALCOMP
• 2001-12-03 Listing Removed — MiRealSource-MiMLS
• 2001-11-05 Listed $55,000 MiRealSource-MiMLS
• 2001-11-05 Listed $55,000 REALCOMP
• 2000-11-30 Listed $60,000 MiRealSource-MiMLS
• 2000-11-30 Listing Removed — MiRealSource-MiMLS
• 2000-11-30 Listing Removed — REALCOMP
• 2000-11-30 Listed $60,000 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $1,385 · +43.3% YoY. Source: county tax records.