3810 Marvin St · Flint, MI 48505

$6,900

2 bd · 1.0 ba · 606 sqft · SingleFamily public records · 346 Days on market

Built 1940 3,049 sqft lot ↓ 42% since listing

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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
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

Key facts

• 3,049 sq ft lot
• Built 1940
• Listed 346 days

Property features AI

Finance

• Other: Subdivision: PASADENA; Cross streets: MLK & Stewart; Directions: E of MLK, S of Stewart
• Financial info: Annual property tax listed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Wood siding and other exterior materials; Block foundation
• Exterior features: Paved road access; Lot roughly 0.07 acre (approx. 42.23 x 73.2)

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.
• Cap rate 119.6% 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: 99 active listings in the ZIP; 1 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).
• This rent runs 32% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $232 of equity ($48 loan paydown + $184 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
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: 12.82% ✓
• Cap rate: 119.57%
• Cash-on-cash: 404.56%
• DSCR: 19.00
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $33,330
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Stewart Ave	0.32mi	2/1.0	670 (+11%)	10mo	$37,000	$55	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 22.85×
• Total profit: $42,211
• Equity at exit: $2,977

10-year hold

• IRR: —
• Equity multiple: 48.77×
• Total profit: $92,296
• Equity at exit: $4,492

Cash invested: $1,932 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$36
• Tax est. 1.5%: −$9 /mo · $104/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $651

Break-even live

Break-even rent $60

Max offer price $6,900

Occupancy floor 21%

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: $1,725
• Closing costs: $207
• 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	13d	1	1.40mi

Listing history 48 events

1. 2026-06-18
   days on market $6,900 Active 346 DOM
2. 2026-06-17
   days on market $6,900 Active 345 DOM
3. 2026-06-16
   days on market $6,900 Active 344 DOM
4. 2026-06-15
   days on market $6,900 Active 343 DOM
5. 2026-06-14
   days on market $6,900 Active 341 DOM
6. 2026-06-13
   days on market $6,900 Active 340 DOM
7. 2026-06-10
   days on market $6,900 Active 338 DOM
8. 2026-06-09
   days on market $6,900 Active 337 DOM
9. 2026-06-08
   days on market $6,900 Active 336 DOM
10. 2026-06-07
    days on market $6,900 Active 335 DOM
11. 2026-06-05
    days on market $6,900 Active 332 DOM
12. 2026-06-03
    days on market $6,900 Active 331 DOM
13. 2026-06-02
    days on market $6,900 Active 330 DOM
14. 2026-06-01
    days on market $6,900 Active 329 DOM
15. 2026-05-31
    days on market $6,900 Active 328 DOM
16. 2026-05-30
    days on market $6,900 Active 327 DOM
17. 2026-01-05
    price $6,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

18. 2026-01-05
    price $6,900

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

19. 2025-09-24
    price $6,600 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

20. 2025-09-24
    price $6,600

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

21. 2025-09-11
    price $6,700 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

22. 2025-09-10
    price $6,700
23. 2025-09-04
    price $6,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

24. 2025-09-04
    price $6,900

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

25. 2025-08-29
    price $7,400 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

26. 2025-08-29
    price $7,400

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

27. 2025-08-23
    price $7,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

28. 2025-08-22
    price $7,900
29. 2025-08-13
    price $8,400 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

30. 2025-08-13
    price $8,400

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

31. 2025-08-08
    price $8,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

32. 2025-08-08
    price $8,900

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

33. 2025-08-02
    price $9,400 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

34. 2025-08-02
    price $9,400

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

35. 2025-07-26
    price $9,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

36. 2025-07-25
    price $9,900
37. 2025-07-14
    price $10,400 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

38. 2025-07-14
    price $10,400

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

39. 2025-07-12
    price $10,900 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

40. 2025-07-11
    price $10,900
41. 2025-07-07
    listed $11,900 Active

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

42. 2025-07-07
    listed $11,900 Active 393-char remark

    Show marketing remark (393 chars)

    Amazing Opportunity in Flint! This solid two-bedroom, one-bath home is located in a great neighborhood and offers tons of potential - whether you're looking for your personal residence or an excellent addition to your rental portfolio. Some updates are needed, but with a little sweat equity, this property can become a truly beautiful home. Don't miss out on this fantastic opportunity! btvai

43. 2024-09-09
    historical
44. 2024-09-08
    historical
45. 2024-03-02
    price $11,000
46. 2024-03-01
    price $11,000
47. 2024-02-09
    listed $12,000 Active
48. 2024-02-09
    listed $12,000 Active

ⓘ 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: $10,618
• − Mortgage interest: −$387
• − Property taxes: −$104
• − Insurance: −$34
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$201
• Taxable income: $8,194
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $5,850/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

-42.5% since first listed

32 events — show timeline

• 2026-01-05 Price Changed $6,900 MiRealSource-MiMLS
• 2026-01-05 Price Changed $6,900 REALCOMP
• 2025-09-24 Price Changed $6,600 MiRealSource-MiMLS
• 2025-09-24 Price Changed $6,600 REALCOMP
• 2025-09-11 Price Changed $6,700 MiRealSource-MiMLS
• 2025-09-10 Price Changed $6,700 REALCOMP
• 2025-09-04 Price Changed $6,900 MiRealSource-MiMLS
• 2025-09-04 Price Changed $6,900 REALCOMP
• 2025-08-29 Price Changed $7,400 MiRealSource-MiMLS
• 2025-08-29 Price Changed $7,400 REALCOMP
• 2025-08-23 Price Changed $7,900 MiRealSource-MiMLS
• 2025-08-22 Price Changed $7,900 REALCOMP
• 2025-08-13 Price Changed $8,400 MiRealSource-MiMLS
• 2025-08-13 Price Changed $8,400 REALCOMP
• 2025-08-08 Price Changed $8,900 MiRealSource-MiMLS
• 2025-08-08 Price Changed $8,900 REALCOMP
• 2025-08-02 Price Changed $9,400 MiRealSource-MiMLS
• 2025-08-02 Price Changed $9,400 REALCOMP
• 2025-07-26 Price Changed $9,900 MiRealSource-MiMLS
• 2025-07-25 Price Changed $9,900 REALCOMP
• 2025-07-14 Price Changed $10,400 MiRealSource-MiMLS
• 2025-07-14 Price Changed $10,400 REALCOMP
• 2025-07-12 Price Changed $10,900 MiRealSource-MiMLS
• 2025-07-11 Price Changed $10,900 REALCOMP
• 2025-07-07 Listed $11,900 REALCOMP
• 2025-07-07 Listed $11,900 MiRealSource-MiMLS
• 2024-09-09 Listing Removed — MiRealSource-MiMLS
• 2024-09-08 Listing Removed — REALCOMP
• 2024-03-02 Price Changed $11,000 MiRealSource-MiMLS
• 2024-03-01 Price Changed $11,000 REALCOMP
• 2024-02-09 Listed $12,000 MiRealSource-MiMLS
• 2024-02-09 Listed $12,000 REALCOMP

Property tax history

-1.9%/yr

Latest (2025): $541 · -0.4% YoY. Source: county tax records.