3506 Brownell Blvd · Flint, MI 48504

$25,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 86 Days on market

Built 1949 5,663 sqft lot Est $26k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

Key facts

• 5,663 sq ft lot
• Built 1949
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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: 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 29y ago; this cycle's ask is 2930% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.30% ✓
• Cap rate: 27.86%
• Cash-on-cash: 77.01%
• DSCR: 4.43
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $26,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3622 Winona St	0.09mi	2/1.0	697 (+1%)	11mo	$54,900	$79	85
3506 Brownell Blvd	0.00mi	2/1.0	600 (-13%)	1mo	$22,500	$38	77
3420 Fleming Road Rd	0.22mi	2/1.0	636 (-8%)	3mo	$50,000	$79	74
3221 Burgess St	0.27mi	2/1.0	755 (+9%)	3mo	$15,900	$21	69
2713 Brownell Blvd	0.41mi	2/1.0	728 (+6%)	5mo	$35,000	$48	68
1713 W Dartmouth St	0.37mi	3/1.0 (+1)	720 (+4%)	5mo	$69,900	$97	66
3721 Trumbull Ave	0.19mi	2/1.0	742 (+8%)	15mo	$25,000	$34	66
3501 Fleming Rd	0.19mi	2/1.0	764 (+11%)	12mo	$25,000	$33	64
2101 W Dartmouth St	0.37mi	2/1.0	724 (+5%)	17mo	$26,000	$36	61
2632 Landon St	0.45mi	2/1.0	740 (+7%)	17mo	$18,500	$25	53
3171 W Dartmouth St	0.72mi	2/1.0	730 (+6%)	12mo	$58,000	$79	47
3501 Milbourne Ave	0.49mi	2/1.0	752 (+9%)	19mo	$24,000	$32	46

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: 77.0%
• Equity multiple: 4.51×
• Total profit: $24,592
• Equity at exit: $3,728

10-year hold

• IRR: 80.7%
• Equity multiple: 9.34×
• Total profit: $58,381
• Equity at exit: $2,162

Cash invested: $7,000 (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 48504

• Active inventory: 132
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $449

Break-even live

Break-even rent $256

Max offer price $25,000

Occupancy floor 41%

Sensitivity live

Price	-10% $463	-5% $456	+0% $449	+5% $442	+10% $435
Rent	-10% $384	-5% $417	+0% $449	+5% $482	+10% $514
Rate	-1.0pp $462	-0.5pp $456	base $449	+0.5pp $443	+1.0pp $436

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	0.02mi

Listing history 43 events

1. 2026-05-21
   listed $825
2. 2026-04-25
   status Pending

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

3. 2026-04-25
   status Pending 127-char remark

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

4. 2026-02-09
   status Active

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

5. 2026-02-09
   status Back on Market 127-char remark

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

6. 2026-01-02
   status Pending

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

7. 2026-01-02
   status Pending 127-char remark

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

8. 2025-12-22
   listed $25,000 Active

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

9. 2025-12-22
   listed $25,000 Active 127-char remark

   Show marketing remark (127 chars)

   2 bedroom, 1 bath home in Flint with basement. Property needs rehabbed. Buyers agent to verify all information in this listing.

10. 2010-12-06
    historical
11. 2010-12-06
    historical
12. 2010-12-06
    historical
13. 2010-12-06
    historical
14. 2010-12-06
    historical
15. 2010-12-06
    historical
16. 2005-01-12
    soldstatus $27,000
17. 2004-02-11
    historical
18. 2003-11-12
    listed $34,888
19. 2003-11-12
    listed $34,888
20. 2003-08-20
    listed $34,888
21. 2003-08-20
    listed $34,888
22. 2003-08-20
    historical
23. 2003-08-17
    historical
24. 2003-07-21
    listed $34,900
25. 2003-07-21
    listed $34,900
26. 2003-06-02
    listed $34,900
27. 2003-06-02
    historical
28. 2003-06-02
    listed $34,900
29. 2003-03-24
    listed $39,900
30. 2003-03-24
    listed $39,900
31. 2003-03-24
    historical
32. 2003-02-17
    listed $39,900
33. 2003-02-17
    historical
34. 2003-02-17
    listed $39,900
35. 2003-02-11
    soldstatus $11,500
36. 2003-01-29
    soldstatus $11,500
37. 2003-01-29
    soldstatus $11,500
38. 2003-01-07
    historical
39. 2002-09-30
    listed $11,500
40. 2002-09-30
    listed $11,500
41. 2000-10-19
    soldstatus $14,000
42. 1997-06-13
    soldstatus $14,000
43. 1997-03-30
    listed $15,900

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $732 · $61/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: $9,900
• − Mortgage interest: −$1,400
• − Property taxes: −$732
• − Insurance: −$125
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$727
• Taxable income: $5,331
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,111/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

+57.2% since first listed

43 events — show timeline

• 2026-05-21 Listed for Rent $825 TURBOTENANT
• 2026-04-25 Pending — REALCOMP
• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-02-09 Relisted — REALCOMP
• 2026-02-09 Relisted — MiRealSource-MiMLS
• 2026-01-02 Pending — REALCOMP
• 2026-01-02 Pending — MiRealSource-MiMLS
• 2025-12-22 Listed $25,000 REALCOMP
• 2025-12-22 Listed $25,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2005-01-12 Sold (Public Records) $27,000 Public Records
• 2004-02-11 Listing Removed — MiRealSource-MiMLS
• 2003-11-12 Listed $34,888 MiRealSource-MiMLS
• 2003-11-12 Listed $34,888 REALCOMP
• 2003-08-20 Listing Removed — MiRealSource-MiMLS
• 2003-08-20 Listed $34,888 MiRealSource-MiMLS
• 2003-08-20 Listed $34,888 REALCOMP
• 2003-08-17 Listing Removed — MiRealSource-MiMLS
• 2003-07-21 Listed $34,900 MiRealSource-MiMLS
• 2003-07-21 Listed $34,900 REALCOMP
• 2003-06-02 Listed $34,900 MiRealSource-MiMLS
• 2003-06-02 Listing Removed — MiRealSource-MiMLS
• 2003-06-02 Listed $34,900 REALCOMP
• 2003-03-24 Listing Removed — MiRealSource-MiMLS
• 2003-03-24 Listed $39,900 MiRealSource-MiMLS
• 2003-03-24 Listed $39,900 REALCOMP
• 2003-02-17 Listed $39,900 MiRealSource-MiMLS
• 2003-02-17 Listing Removed — MiRealSource-MiMLS
• 2003-02-17 Listed $39,900 REALCOMP
• 2003-02-11 Sold (Public Records) $11,500 Public Records
• 2003-01-29 Sold (MLS) $11,500 MiRealSource-MiMLS
• 2003-01-29 Sold (MLS) $11,500 REALCOMP
• 2003-01-07 Listing Removed — MiRealSource-MiMLS
• 2002-09-30 Listed $11,500 MiRealSource-MiMLS
• 2002-09-30 Listed $11,500 REALCOMP
• 2000-10-19 Sold (Public Records) $14,000 Public Records
• 1997-06-13 Sold (MLS) $14,000 REALCOMP
• 1997-03-30 Listed $15,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $732 · +1.4% YoY. Source: county tax records.