2202 Brown St · Flint, MI 48503

$42,500

2 bd · 1.0 ba · 833 sqft · SingleFamily public records · 2 Days on market

Built 1928 3,920 sqft lot Est $45k · 6% under

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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 +10.0/15.0
• 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

Attention Investors 2202 Brown Street is the next project for you. Solid home offering 2 bedrooms, 1 bathroom, beautiful hardwood floors, basement and a detached garage. Whether your business is flips or rentals, this home is worth evaluating for your next project.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1928

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-a-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (40 x 92.5)

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 19.8% 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); 135 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $32k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,500

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.38% ✓
• Cap rate: 19.76%
• Cash-on-cash: 48.09%
• DSCR: 3.14
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $44,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Brown St	0.02mi	2/1.0	816 (-2%)	1mo	$49,900	$61	95
1114 Christopher St	0.28mi	2/1.0	832 (-0%)	4mo	$30,000	$36	84
2641 Brown St	0.39mi	2/1.0	783 (-6%)	2mo	$36,500	$47	70
2429 Brown St	0.16mi	2/1.0	933 (+12%)	4mo	$8,500	$9	69
2737 Swayze St	0.50mi	2/1.0	783 (-6%)	8mo	$65,000	$83	60
1326 Hughes Ave	0.68mi	2/1.0	814 (-2%)	6mo	$70,900	$87	60
2810 Gibson St	0.51mi	3/1.0 (+1)	892 (+7%)	1mo	$15,500	$17	59
2729 Chicago Blvd	0.49mi	3/1.0 (+1)	895 (+7%)	2mo	$88,000	$98	58
2710 Reynolds St	0.46mi	2/1.0	751 (-10%)	5mo	$56,500	$75	58
2734 Cumings Ave	0.48mi	3/1.0 (+1)	889 (+7%)	8mo	$40,000	$45	55
924 Hammond Ave	0.48mi	3/1.0 (+1)	948 (+14%)	5mo	$51,000	$54	45
1202 Hughes Ave	0.65mi	2/1.0	950 (+14%)	5mo	$20,000	$21	42

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: 51.4%
• Equity multiple: 3.43×
• Total profit: $28,875
• Equity at exit: $6,337

10-year hold

• IRR: 58.8%
• Equity multiple: 8.46×
• Total profit: $88,762
• Equity at exit: $3,675

Cash invested: $11,900 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$223
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $477

Break-even live

Break-even rent $410

Max offer price $42,500

Occupancy floor 48%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.67mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.75mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.79mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.88mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	1.04mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	1.17mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.24mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.24mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	1.26mi

Listing history 3 events

1. 2026-06-18
   days on market $42,500 Active 2 DOM
2. 2026-06-16
   remarks 265-char remark
3. 2026-06-16
   listed $42,500 Active 1 DOM

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $996 · $83/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: $12,159
• − Mortgage interest: −$2,381
• − Property taxes: −$996
• − Insurance: −$212
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,236
• Taxable income: $5,388
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $4,430/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

+29.2% since first listed

9 events — show timeline

• 2026-06-16 Listed $42,500 REALCOMP
• 2026-06-15 Listed $42,500 MiRealSource-MiMLS
• 1996-11-21 Listing Removed — MiRealSource-MiMLS
• 1996-11-20 Sold (MLS) $32,000 REALCOMP
• 1996-11-20 Sold (MLS) $32,000 MiRealSource-MiMLS
• 1996-10-16 Listed $33,900 REALCOMP
• 1996-10-16 Listed $33,900 MiRealSource-MiMLS
• 1994-11-07 Sold (MLS) $30,000 REALCOMP
• 1994-08-10 Listed $32,900 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $996 · +1.6% YoY. Source: county tax records.