3413 Augusta St · Flint, MI 48503

$69,900

2 bd · 1.0 ba · 652 sqft · SingleFamily public records · 114 Days on market

Built 1948 4,792 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

This home is ready for you to move in and make it your own or purchase to rent out. This property has an updated kitchen, flooring, paint, updated bathroom, fenced yard, insulated garage, and a full partially finished basement. It is close to I-75, Miller Rd, shopping and lots of restaurants. Schedule your showing today.

Key facts

• Insulated garage
• Fenced yard
• Close to i-75

Tags

• UPDATED KITCHEN
• FENCED YARD
• INSULATED GARAGE
• PARTIALLY FINISHED BASEMENT
• CLOSE TO I-75
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Subdivision: CHEVROLET SUB; Directions: I75 to Corunna, to Ballenger to Augusta to property; Cross street: Brown and Ballenger

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built area above grade: 652 square feet
• Exterior features: Paved road access; 40 x 120 lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Full unfinished basement
• Laundry & utility: Has heating (forced air, natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $70k).
• Recommended offer: $64k (9.0% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $483 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 + 8.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 24y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.33% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $37,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Mann St	0.35mi	2/1.0	647 (-1%)	3mo	$35,000	$54	80
3317 Arlene Ave	0.18mi	2/1.0	600 (-8%)	1mo	$34,500	$58	78
3609 Larchmont St	0.36mi	2/1.0	650 (-0%)	7mo	$60,000	$92	77
3310 Larchmont St	0.32mi	2/1.0	688 (+6%)	2mo	$18,000	$26	74
2913 Gibson St	0.31mi	2/1.0	680 (+4%)	6mo	$45,000	$66	73
2717 Gibson St	0.41mi	2/1.0	687 (+5%)	1mo	$50,000	$73	71
1034 Meida St	0.48mi	2/1.0	624 (-4%)	1mo	$60,000	$96	70
1510 Knight Ave	0.34mi	2/1.0	612 (-6%)	8mo	$32,000	$52	67
2805 Reynolds St	0.37mi	2/1.0	704 (+8%)	3mo	$35,000	$50	67
3214 Clairmont St	0.28mi	2/1.0	720 (+10%)	4mo	$30,500	$42	66
3305 Larchmont St	0.35mi	2/1.0	736 (+13%)	5mo	$45,000	$61	58
959 Tacken St	0.40mi	2/1.0	748 (+15%)	4mo	$24,900	$33	53

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: 7.1%
• Equity multiple: 1.29×
• Total profit: $5,755
• Equity at exit: $10,422

10-year hold

• IRR: 20.7%
• Equity multiple: 3.20×
• Total profit: $43,122
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $191

Break-even live

Break-even rent $685

Max offer price $69,900

Occupancy floor 74%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	20d	1	0.81mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	24d	1	0.81mi

Listing history 50 events

1. 2026-06-18
   days on market $69,900 Active 114 DOM
2. 2026-06-17
   days on market $69,900 Active 113 DOM
3. 2026-06-16
   days on market $69,900 Active 112 DOM
4. 2026-06-15
   days on market $69,900 Active 111 DOM
5. 2026-06-14
   days on market $69,900 Active 109 DOM
6. 2026-06-13
   days on market $69,900 Active 108 DOM
7. 2026-06-10
   days on market $69,900 Active 106 DOM
8. 2026-06-09
   days on market $69,900 Active 105 DOM
9. 2026-06-08
   days on market $69,900 Active 104 DOM
10. 2026-06-07
    days on market $69,900 Active 103 DOM
11. 2026-06-05
    days on market $69,900 Active 100 DOM
12. 2026-06-03
    days on market $69,900 Active 99 DOM
13. 2026-06-02
    days on market $69,900 Active 98 DOM
14. 2026-06-01
    days on market $69,900 Active 97 DOM
15. 2026-05-31
    days on market $69,900 Active 96 DOM
16. 2026-05-30
    days on market $69,900 Active 95 DOM
17. 2026-05-23
    price $69,900

    Show marketing remark (322 chars)

    This home is ready for you to move in and make it your own or purchase to rent out. This property has an updated kitchen, flooring, paint, updated bathroom, fenced yard, insulated garage, and a full partially finished basement. It is close to I-75, Miller Rd, shopping and lots of restaurants. Schedule your showing today.

18. 2026-05-23
    price $69,900 322-char remark

    Show marketing remark (322 chars)

    This home is ready for you to move in and make it your own or purchase to rent out. This property has an updated kitchen, flooring, paint, updated bathroom, fenced yard, insulated garage, and a full partially finished basement. It is close to I-75, Miller Rd, shopping and lots of restaurants. Schedule your showing today.

19. 2026-02-23
    listed $74,900 Active

    Show marketing remark (322 chars)

    This home is ready for you to move in and make it your own or purchase to rent out. This property has an updated kitchen, flooring, paint, updated bathroom, fenced yard, insulated garage, and a full partially finished basement. It is close to I-75, Miller Rd, shopping and lots of restaurants. Schedule your showing today.

20. 2026-02-23
    listed $74,900 Active 322-char remark

    Show marketing remark (322 chars)

    This home is ready for you to move in and make it your own or purchase to rent out. This property has an updated kitchen, flooring, paint, updated bathroom, fenced yard, insulated garage, and a full partially finished basement. It is close to I-75, Miller Rd, shopping and lots of restaurants. Schedule your showing today.

21. 2024-03-01
    soldstatus $35,000 Sold 306-char remark

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

22. 2024-03-01
    soldstatus $35,000 Closed

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

23. 2024-02-26
    status Pending

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

24. 2024-02-26
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

25. 2024-02-23
    listed $29,900 Active 306-char remark

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

26. 2024-02-23
    listed $29,900 Active

    Show marketing remark (306 chars)

    Don't miss out on this excellent investment opportunity on the West Side of Flint. Only 2 minutes from I-75, Miller Rd, Shopping and employment. This two-bedroom home has hardwood floors and a full basement too. This home would make a great fix and flip or a rental income property. Call today for details.

27. 2020-11-04
    soldstatus $427,500
28. 2016-09-06
    historical
29. 2016-09-06
    historical
30. 2016-05-28
    price $10,500
31. 2016-05-27
    price $10,500
32. 2016-02-02
    listed $11,000 Active
33. 2016-02-02
    listed $11,000 Active
34. 2011-09-26
    soldstatus $4,000
35. 2011-09-26
    soldstatus $4,000
36. 2011-05-11
    historical
37. 2011-05-10
    listed $4,500
38. 2011-05-10
    listed $4,500
39. 2010-12-06
    historical
40. 2010-02-09
    historical
41. 2010-02-09
    historical
42. 2008-11-20
    listed $57,000
43. 2008-11-20
    listed $57,000
44. 2008-10-21
    soldstatus $12,000
45. 2008-10-21
    soldstatus $12,000
46. 2008-10-21
    soldstatus $12,000
47. 2008-10-02
    historical
48. 2008-09-09
    listed $14,900
49. 2008-09-03
    listed $14,900
50. 2008-09-03
    listed $14,900

ⓘ 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: $1,746 · $146/mo
• Projected year-2 tax: $1,746 · $146/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,116
• − Mortgage interest: −$3,915
• − Property taxes: −$1,746
• − Insurance: −$350
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,033
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $1,977/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

+29.7% since first listed

42 events — show timeline

• 2026-05-23 Price Changed $69,900 REALCOMP
• 2026-05-23 Price Changed $69,900 MiRealSource-MiMLS
• 2026-02-23 Listed $74,900 MiRealSource-MiMLS
• 2026-02-23 Listed $74,900 REALCOMP
• 2024-03-01 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2024-03-01 Sold (MLS) $35,000 REALCOMP
• 2024-02-26 Pending — MiRealSource-MiMLS
• 2024-02-26 Pending — REALCOMP
• 2024-02-23 Listed $29,900 MiRealSource-MiMLS
• 2024-02-23 Listed $29,900 REALCOMP
• 2020-11-04 Sold (Public Records) $427,500 Public Records
• 2016-09-06 Listing Removed — REALCOMP
• 2016-09-06 Listing Removed — MiRealSource-MiMLS
• 2016-05-28 Price Changed $10,500 MiRealSource-MiMLS
• 2016-05-27 Price Changed $10,500 REALCOMP
• 2016-02-02 Listed $11,000 MiRealSource-MiMLS
• 2016-02-02 Listed $11,000 REALCOMP
• 2011-09-26 Sold (MLS) $4,000 REALCOMP
• 2011-09-26 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2011-05-11 Listing Removed — MiRealSource-MiMLS
• 2011-05-10 Listed $4,500 REALCOMP
• 2011-05-10 Listed $4,500 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-02-09 Listing Removed — REALCOMP
• 2010-02-09 Listing Removed — MiRealSource-MiMLS
• 2008-11-20 Listed $57,000 REALCOMP
• 2008-11-20 Listed $57,000 MiRealSource-MiMLS
• 2008-10-21 Sold (MLS) $12,000 REALCOMP
• 2008-10-21 Sold (MLS) $12,000 REALCOMP
• 2008-10-21 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2008-10-02 Listing Removed — MiRealSource-MiMLS
• 2008-09-09 Listed $14,900 REALCOMP
• 2008-09-03 Listed $14,900 REALCOMP
• 2008-09-03 Listed $14,900 MiRealSource-MiMLS
• 2008-08-14 Listing Removed — MiRealSource-MiMLS
• 2008-03-09 Listed $32,900 MiRealSource-MiMLS
• 2008-03-09 Listed $32,900 REALCOMP
• 2002-10-30 Sold (MLS) $51,000 MiRealSource-MiMLS
• 2002-10-30 Sold (MLS) $51,000 REALCOMP
• 2002-09-22 Listing Removed — MiRealSource-MiMLS
• 2002-06-20 Listed $53,900 MiRealSource-MiMLS
• 2002-06-20 Listed $53,900 REALCOMP

Property tax history

+6.4%/yr

Latest (2025): $1,746 · +49.5% YoY. Source: county tax records.