2015 W Court St · Flint, MI 48503

$10,900

4 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 34 Days on market

Built 1941 9,148 sqft lot

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special. This home needs to be brought back to life. It sits up on a hill over looking its area and on a double lot. Yes it does need a lot of clean up, But there is lots of potential with the size of the home, double lot and no one on either side of you. Kitchen and living room are quite large. 2 decent size bedrooms on the main level and 2 more upstairs. Bring all offers!

Key facts

• Double lot
• 9,148 sq ft lot
• Built 1941

Tags

• DOUBLE LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 56 x 165 (0.21 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $11k).
• Recommended offer: $11k (3.0% below list) — sets the bar for market timing.
• Cap rate 105.8% 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: Rents rising fast (+12.3%/yr); 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $75 of loan paydown is wiped out by about $327 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $9k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $11k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,573 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1941 — 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. 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?
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: 11.37% ✓
• Cap rate: 105.83%
• Cash-on-cash: 355.48%
• DSCR: 16.82
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $63,042
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Reid St	0.16mi	3/1.0 (-1)	1,105 (-0%)	12mo	$30,000	$27	77
1430 Brabyn Ave	0.45mi	3/1.0 (-1)	1,082 (-2%)	9mo	$60,000	$55	63
1555 Bradley Ave	0.65mi	3/1.0 (-1)	1,107 (+0%)	3mo	$45,000	$41	62
1113 Christopher St	0.26mi	4/2.0	1,176 (+6%)	14mo	$109,000	$93	62
1511 Durand St	0.32mi	3/1.0 (-1)	1,229 (+11%)	10mo	$66,000	$54	53
808 N Chevrolet Ave	0.71mi	3/1.0 (-1)	1,053 (-5%)	2mo	$42,900	$41	52
709 Cadillac St	0.60mi	3/2.0 (-1)	1,138 (+3%)	7mo	$65,000	$57	52
2710 Mansfield Ave	0.57mi	3/1.0 (-1)	1,200 (+8%)	4mo	$115,000	$96	51
924 Hammond Ave	0.51mi	3/1.0 (-1)	948 (-14%)	5mo	$51,000	$54	43
3119 Sherwood Dr	0.64mi	3/1.0 (-1)	995 (-10%)	7mo	$77,000	$77	43
2624 Miller Rd	0.61mi	3/2.0 (-1)	1,220 (+10%)	4mo	$82,000	$67	42
705 Frank St	0.46mi	3/2.0 (-1)	1,266 (+14%)	12mo	$105,000	$83	36

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: —
• Equity multiple: 21.44×
• Total profit: $62,388
• Equity at exit: $1,625

10-year hold

• IRR: —
• Equity multiple: 52.89×
• Total profit: $158,371
• Equity at exit: $942

Cash invested: $3,052 (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: 136
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$57
• Tax est. 1.5%: −$14 /mo · $164/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $904

Break-even live

Break-even rent $95

Max offer price $10,900

Occupancy floor 22%

Sensitivity live

Price	-10% $912	-5% $908	+0% $904	+5% $900	+10% $897
Rent	-10% $806	-5% $855	+0% $904	+5% $953	+10% $1,002
Rate	-1.0pp $910	-0.5pp $907	base $904	+0.5pp $901	+1.0pp $898

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: $2,725
• Closing costs: $327
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.48mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.62mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.93mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	0.99mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	1.31mi

Listing history 39 events

1. 2026-06-21
   days on market $10,900 Active 34 DOM
2. 2026-06-18
   days on market $10,900 Active 31 DOM
3. 2026-06-17
   days on market $10,900 Active 30 DOM
4. 2026-06-16
   days on market $10,900 Active 29 DOM
5. 2026-06-15
   price $10,900 Active 28 DOM
6. 2026-06-15
   days on market $14,900 Active 28 DOM
7. 2026-06-14
   days on market $14,900 Active 26 DOM
8. 2026-06-13
   days on market $14,900 Active 25 DOM
9. 2026-06-10
   days on market $14,900 Active 23 DOM
10. 2026-06-09
    days on market $14,900 Active 22 DOM
11. 2026-06-08
    days on market $14,900 Active 21 DOM
12. 2026-06-07
    pricedays on market $14,900 Active 20 DOM
13. 2026-06-05
    days on market $19,900 Active 17 DOM
14. 2026-06-03
    days on market $19,900 Active 16 DOM
15. 2026-06-02
    days on market $19,900 Active 15 DOM
16. 2026-06-01
    days on market $19,900 Active 14 DOM
17. 2026-05-31
    days on market $19,900 Active 13 DOM
18. 2026-05-30
    days on market $19,900 Active 12 DOM
19. 2026-05-18
    listed $19,900 Active

    Show marketing remark (385 chars)

    Investor special. This home needs to be brought back to life. It sits up on a hill over looking its area and on a double lot. Yes it does need a lot of clean up, But there is lots of potential with the size of the home, double lot and no one on either side of you. Kitchen and living room are quite large. 2 decent size bedrooms on the main level and 2 more upstairs. Bring all offers!

20. 2026-05-18
    listed $19,900 Active 385-char remark

    Show marketing remark (385 chars)

    Investor special. This home needs to be brought back to life. It sits up on a hill over looking its area and on a double lot. Yes it does need a lot of clean up, But there is lots of potential with the size of the home, double lot and no one on either side of you. Kitchen and living room are quite large. 2 decent size bedrooms on the main level and 2 more upstairs. Bring all offers!

21. 2014-07-24
    soldstatus $7,000 178-char remark

    Show marketing remark (178 chars)

    First floor laundry, garage, full basement, wood floors, open kitchen and so much more. This beauty is priced SO WELL and ready to go. See it today and make it your home tomorrow

22. 2014-07-24
    soldstatus $7,000

    Show marketing remark (178 chars)

    First floor laundry, garage, full basement, wood floors, open kitchen and so much more. This beauty is priced SO WELL and ready to go. See it today and make it your home tomorrow

23. 2014-05-29
    historical 178-char remark

    Show marketing remark (178 chars)

    First floor laundry, garage, full basement, wood floors, open kitchen and so much more. This beauty is priced SO WELL and ready to go. See it today and make it your home tomorrow

24. 2014-02-12
    listed $8,500 178-char remark

    Show marketing remark (178 chars)

    First floor laundry, garage, full basement, wood floors, open kitchen and so much more. This beauty is priced SO WELL and ready to go. See it today and make it your home tomorrow

25. 2014-02-12
    listed $8,500

    Show marketing remark (178 chars)

    First floor laundry, garage, full basement, wood floors, open kitchen and so much more. This beauty is priced SO WELL and ready to go. See it today and make it your home tomorrow

26. 2010-12-06
    historical
27. 2010-12-03
    historical
28. 2007-01-15
    listed $63,300
29. 2007-01-15
    historical
30. 2007-01-15
    listed $63,300
31. 2006-11-25
    historical
32. 2006-08-28
    listed $63,500
33. 2006-08-28
    listed $63,500
34. 2001-08-29
    soldstatus $47,500
35. 2001-08-10
    soldstatus $47,500
36. 2001-08-10
    soldstatus $47,500
37. 2001-06-06
    historical
38. 2001-03-07
    listed $54,900
39. 2001-03-07
    listed $54,900

ⓘ 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 ≥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: $14,878
• − Mortgage interest: −$611
• − Property taxes: −$164
• − Insurance: −$54
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$317
• Taxable income: $11,352
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $8,125/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

-63.8% since first listed

21 events — show timeline

• 2026-05-18 Listed $19,900 REALCOMP
• 2026-05-18 Listed $19,900 MiRealSource-MiMLS
• 2014-07-24 Sold (MLS) $7,000 REALCOMP
• 2014-07-24 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2014-05-29 Listing Removed — MiRealSource-MiMLS
• 2014-02-12 Listed $8,500 REALCOMP
• 2014-02-12 Listed $8,500 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2007-01-15 Listed $63,300 MiRealSource-MiMLS
• 2007-01-15 Listing Removed — MiRealSource-MiMLS
• 2007-01-15 Listed $63,300 REALCOMP
• 2006-11-25 Listing Removed — MiRealSource-MiMLS
• 2006-08-28 Listed $63,500 MiRealSource-MiMLS
• 2006-08-28 Listed $63,500 REALCOMP
• 2001-08-29 Sold (Public Records) $47,500 Public Records
• 2001-08-10 Sold (MLS) $47,500 REALCOMP
• 2001-08-10 Sold (MLS) $47,500 MiRealSource-MiMLS
• 2001-06-06 Listing Removed — MiRealSource-MiMLS
• 2001-03-07 Listed $54,900 REALCOMP
• 2001-03-07 Listed $54,900 MiRealSource-MiMLS

Property tax history

+4.8%/yr

Latest (2025): $1,508 · +1.8% YoY. Source: county tax records.