1410 W Atherton Rd · Flint, MI 48507

$72,000

3 bd · 2.5 ba · 1,582 sqft · SingleFamily public records · 38 Days on market

Built 1934 7,841 sqft lot Est $51k · 42% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity with tons of potential! Full brick two story home featuring a basement and flexible layout that could easily function as a duplex with 2 bedrooms and 1 bathroom on the main level and 2 bedrooms and 1 bathroom upstairs. Property needs clean out and minor cosmetic updates, but offers strong income potential for investors looking to add to their rental portfolio. Located in an area with solid rental demand and ideal for a Section 8 investment opportunity. Endless possibilities to renovate, rent, or add value.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1934

Property features AI

Finance

• Other: Lot roughly 0.18 acres (approx. 80 x 100); Subdivision: LINCOLN PARK SUB; Directions: Off Atherton Rd. between Fenton Rd. and Hammerberg Rd.

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Asphalt roof

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $498 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y ago 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.
• Current owner paid $46k; list at $72k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1934 — 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: 1.42% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $50,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 Windsor Ln	0.58mi	3/2.0	1,586 (+0%)	0mo	$135,000	$85	70
1314 Pinehurst Ave	0.38mi	3/2.0	1,660 (+5%)	4mo	$34,000	$20	69
1741 Carmanbrook Pkwy	0.33mi	4/2.0 (+1)	1,696 (+7%)	4mo	$6,000	$4	62
3507 Briarwood Dr	0.25mi	3/1.5	1,400 (-12%)	4mo	$119,000	$85	62
912 Huron St	0.50mi	3/2.0	1,739 (+10%)	0mo	$33,000	$19	58
4117 Brunswick Ave	0.49mi	3/2.5	1,808 (+14%)	0mo	$58,000	$32	53
627 Campbell St	0.75mi	3/1.5	1,623 (+3%)	5mo	$85,000	$52	53
4302 Huckleberry Ln	0.38mi	3/1.0	1,366 (-14%)	2mo	$32,500	$24	52
1933 Greenbriar Ln	0.70mi	3/1.5	1,471 (-7%)	3mo	$132,900	$90	49
1902 Rockcreek Ln	0.61mi	3/1.5	1,400 (-12%)	1mo	$111,000	$79	47
4602 Camden Ave	0.68mi	2/2.0 (-1)	1,456 (-8%)	1mo	$31,000	$21	47
2917 Fenton Rd	0.51mi	3/1.5	1,800 (+14%)	4mo	$10,500	$6	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $1,931
• Equity at exit: $10,735

10-year hold

• IRR: 8.8%
• Equity multiple: 1.57×
• Total profit: $11,582
• Equity at exit: $6,225

Cash invested: $20,160 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $260

Break-even live

Break-even rent $696

Max offer price $72,000

Occupancy floor 70%

Sensitivity live

Price	-10% $301	-5% $280	+0% $260	+5% $240	+10% $219
Rent	-10% $179	-5% $219	+0% $260	+5% $300	+10% $341
Rate	-1.0pp $296	-0.5pp $278	base $260	+0.5pp $241	+1.0pp $222

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.40mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	0.50mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.41mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.48mi

Listing history 47 events

1. 2026-06-18
   days on market $72,000 Active 38 DOM
2. 2026-06-17
   days on market $72,000 Active 37 DOM
3. 2026-06-16
   days on market $72,000 Active 36 DOM
4. 2026-06-15
   days on market $72,000 Active 35 DOM
5. 2026-06-14
   days on market $72,000 Active 33 DOM
6. 2026-06-13
   days on market $72,000 Active 32 DOM
7. 2026-06-10
   days on market $72,000 Active 30 DOM
8. 2026-06-09
   days on market $72,000 Active 29 DOM
9. 2026-06-08
   days on market $72,000 Active 28 DOM
10. 2026-06-07
    days on market $72,000 Active 27 DOM
11. 2026-06-05
    days on market $72,000 Active 24 DOM
12. 2026-06-03
    days on market $72,000 Active 23 DOM
13. 2026-06-02
    days on market $72,000 Active 22 DOM
14. 2026-06-01
    days on market $72,000 Active 21 DOM
15. 2026-05-31
    days on market $72,000 Active 20 DOM
16. 2026-05-30
    days on market $72,000 Active 19 DOM
17. 2026-05-11
    listed $72,000 Active 540-char remark

    Show marketing remark (540 chars)

    Great investment opportunity with tons of potential! Full brick two story home featuring a basement and flexible layout that could easily function as a duplex with 2 bedrooms and 1 bathroom on the main level and 2 bedrooms and 1 bathroom upstairs. Property needs clean out and minor cosmetic updates, but offers strong income potential for investors looking to add to their rental portfolio. Located in an area with solid rental demand and ideal for a Section 8 investment opportunity. Endless possibilities to renovate, rent, or add value.

18. 2026-05-11
    listed $72,000 Active

    Show marketing remark (540 chars)

    Great investment opportunity with tons of potential! Full brick two story home featuring a basement and flexible layout that could easily function as a duplex with 2 bedrooms and 1 bathroom on the main level and 2 bedrooms and 1 bathroom upstairs. Property needs clean out and minor cosmetic updates, but offers strong income potential for investors looking to add to their rental portfolio. Located in an area with solid rental demand and ideal for a Section 8 investment opportunity. Endless possibilities to renovate, rent, or add value.

19. 2021-06-29
    soldstatus $46,163
20. 2019-05-08
    soldstatus $35,000 Sold 361-char remark

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

21. 2019-05-08
    soldstatus $35,000 Closed

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

22. 2019-05-04
    status Pending

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

23. 2019-05-04
    status Pending 361-char remark

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

24. 2019-04-27
    price $39,900

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

25. 2019-04-27
    price $39,900 361-char remark

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

26. 2019-04-16
    price $44,900

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

27. 2019-04-16
    price $44,900 361-char remark

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

28. 2019-04-05
    listed $49,900 Active 361-char remark

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

29. 2019-04-05
    listed $49,900 Active

    Show marketing remark (361 chars)

    So much potential!! Nicely updated 1 1/2 Story 3 bedroom and 3 bath home. Updates include; roof, windows, doors, furnace, hot water heater, plumbing and electrical!! Beautiful hardwood floors. Can be used as a 2 unit or single family. Upstairs has an apartment with 1 bedroom, full bath, living room and small kitchen. Don't miss out! Schedule your tour today!!

30. 2017-05-16
    status Pending
31. 2016-10-18
    listed $39,700 Active
32. 2016-10-17
    listed $39,700
33. 2001-10-02
    soldstatus $88,500
34. 2001-09-28
    soldstatus $88,500
35. 2001-09-25
    soldstatus $88,500
36. 2001-09-25
    historical
37. 2001-09-25
    soldstatus $88,500
38. 2001-08-13
    historical
39. 2001-07-11
    listed $95,000
40. 2001-07-06
    listed $95,000
41. 2001-06-28
    listed $95,000
42. 2001-06-28
    listed $95,000
43. 1994-05-20
    historical
44. 1994-05-19
    soldstatus $52,000
45. 1994-05-19
    soldstatus $52,000
46. 1994-02-15
    listed $52,000
47. 1994-02-15
    listed $52,000

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 ≥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: $12,299
• − Mortgage interest: −$4,033
• − Property taxes: −$1,707
• − Insurance: −$360
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,095
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,606/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+38.5% since first listed

31 events — show timeline

• 2026-05-11 Listed $72,000 REALCOMP
• 2026-05-11 Listed $72,000 MiRealSource-MiMLS
• 2021-06-29 Sold (Public Records) $46,163 Public Records
• 2019-05-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2019-05-08 Sold (MLS) $35,000 REALCOMP
• 2019-05-04 Pending — MiRealSource-MiMLS
• 2019-05-04 Pending — REALCOMP
• 2019-04-27 Price Changed $39,900 MiRealSource-MiMLS
• 2019-04-27 Price Changed $39,900 REALCOMP
• 2019-04-16 Price Changed $44,900 MiRealSource-MiMLS
• 2019-04-16 Price Changed $44,900 REALCOMP
• 2019-04-05 Listed $49,900 MiRealSource-MiMLS
• 2019-04-05 Listed $49,900 REALCOMP
• 2017-05-16 Pending — MiRealSource-MiMLS
• 2016-10-18 Listed $39,700 MiRealSource-MiMLS
• 2016-10-17 Listed $39,700 REALCOMP
• 2001-10-02 Sold (Public Records) $88,500 Public Records
• 2001-09-28 Sold (MLS) $88,500 REALCOMP
• 2001-09-25 Sold (MLS) $88,500 MiRealSource-MiMLS
• 2001-09-25 Listing Removed — MiRealSource-MiMLS
• 2001-09-25 Sold (MLS) $88,500 REALCOMP
• 2001-08-13 Listing Removed — MiRealSource-MiMLS
• 2001-07-11 Listed $95,000 REALCOMP
• 2001-07-06 Listed $95,000 MiRealSource-MiMLS
• 2001-06-28 Listed $95,000 MiRealSource-MiMLS
• 2001-06-28 Listed $95,000 REALCOMP
• 1994-05-20 Listing Removed — MiRealSource-MiMLS
• 1994-05-19 Sold (MLS) $52,000 REALCOMP
• 1994-05-19 Sold (MLS) $52,000 MiRealSource-MiMLS
• 1994-02-15 Listed $52,000 REALCOMP
• 1994-02-15 Listed $52,000 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $1,707 · +1.9% YoY. Source: county tax records.