2727 Eaton Pl · Flint, MI 48506

$89,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 88 Days on market

Built 1971 5,227 sqft lot

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Discover the inviting residence located at 2727 Eaton PL, Flint, MI. This single-family residence is ready to move in. Imagine preparing meals in a kitchen designed for both beauty and functionality; the faux stone countertops offer a sophisticated surface for culinary creations, while the shaker cabinets provide a timeless aesthetic, complemented by a stylish backsplash. This single-family residence offers three bedrooms and one bathroom. Completely rehabbed by the GCLB with attention to details and the highest construction standards. New siding, paint, flooring, absolutely turn key. This is a great opportunity and wonderful place to call home.

Key facts

• New siding
• Stylish backsplash
• New flooring

Tags

• FAUX STONE COUNTERTOPS
• SHAKER CABINETS
• STYLISH BACKSPLASH
• NEW SIDING
• NEW PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 202 active listings in the ZIP; 3 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 $622 of loan paydown is wiped out by about $3k 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 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $54k; list at $90k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1971 — 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. 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: 1.15% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $57,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Eaton Pl	0.00mi	3/1.0	1,000 (0%)	1mo	$88,500	$89	99
2710 Eaton Pl	0.05mi	3/1.0	995 (-0%)	4mo	$57,000	$57	94
2825 Eaton Pl	0.08mi	3/1.0	985 (-2%)	2mo	$35,000	$36	92
2802 Eaton Pl	0.05mi	3/1.0	985 (-2%)	4mo	$40,000	$41	92
2909 E Pierson Rd	0.14mi	3/1.0	1,025 (+2%)	2mo	$23,500	$23	87
5501 Western Rd	0.11mi	3/1.0	973 (-3%)	5mo	$55,000	$57	86
2806 Epsilon Trl	0.27mi	3/1.0	1,018 (+2%)	1mo	$92,000	$90	83
4907 Delta Dr	0.29mi	3/1.5	1,008 (+1%)	2mo	$50,000	$50	82
4923 Alpha Way	0.30mi	3/1.0	966 (-3%)	4mo	$64,700	$67	77
4808 Alpha Way	0.35mi	3/1.0	963 (-4%)	4mo	$63,500	$66	74
3013 Hampstead Dr	0.37mi	3/1.0	924 (-8%)	2mo	$31,000	$34	68
3299 E Pierson Rd	0.55mi	3/2.0	1,100 (+10%)	4mo	$127,000	$115	50

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,974
• Equity at exit: $13,404

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $12,409
• Equity at exit: $7,773

Cash invested: $25,172 (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 48506

• Active inventory: 202
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $182

Break-even live

Break-even rent $806

Max offer price $89,900

Occupancy floor 77%

Sensitivity live

Price	-10% $233	-5% $207	+0% $182	+5% $156	+10% $131
Rent	-10% $100	-5% $141	+0% $182	+5% $223	+10% $263
Rate	-1.0pp $227	-0.5pp $204	base $182	+0.5pp $158	+1.0pp $135

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	0.89mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	1.06mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	1.09mi

Listing history 9 events

1. 2026-04-27
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Discover the inviting residence located at 2727 Eaton PL, Flint, MI. This single-family residence is ready to move in. Imagine preparing meals in a kitchen designed for both beauty and functionality; the faux stone countertops offer a sophisticated surface for culinary creations, while the shaker cabinets provide a timeless aesthetic, complemented by a stylish backsplash. This single-family residence offers three bedrooms and one bathroom. Completely rehabbed by the GCLB with attention to details and the highest construction standards. New siding, paint, flooring, absolutely turn key. This is a great opportunity and wonderful place to call home.

2. 2026-04-27
   status Pending

   Show marketing remark (653 chars)

   Discover the inviting residence located at 2727 Eaton PL, Flint, MI. This single-family residence is ready to move in. Imagine preparing meals in a kitchen designed for both beauty and functionality; the faux stone countertops offer a sophisticated surface for culinary creations, while the shaker cabinets provide a timeless aesthetic, complemented by a stylish backsplash. This single-family residence offers three bedrooms and one bathroom. Completely rehabbed by the GCLB with attention to details and the highest construction standards. New siding, paint, flooring, absolutely turn key. This is a great opportunity and wonderful place to call home.

3. 2026-01-28
   listed $89,900 Active 653-char remark

   Show marketing remark (653 chars)

   Discover the inviting residence located at 2727 Eaton PL, Flint, MI. This single-family residence is ready to move in. Imagine preparing meals in a kitchen designed for both beauty and functionality; the faux stone countertops offer a sophisticated surface for culinary creations, while the shaker cabinets provide a timeless aesthetic, complemented by a stylish backsplash. This single-family residence offers three bedrooms and one bathroom. Completely rehabbed by the GCLB with attention to details and the highest construction standards. New siding, paint, flooring, absolutely turn key. This is a great opportunity and wonderful place to call home.

4. 2026-01-28
   listed $89,900 Active

   Show marketing remark (653 chars)

   Discover the inviting residence located at 2727 Eaton PL, Flint, MI. This single-family residence is ready to move in. Imagine preparing meals in a kitchen designed for both beauty and functionality; the faux stone countertops offer a sophisticated surface for culinary creations, while the shaker cabinets provide a timeless aesthetic, complemented by a stylish backsplash. This single-family residence offers three bedrooms and one bathroom. Completely rehabbed by the GCLB with attention to details and the highest construction standards. New siding, paint, flooring, absolutely turn key. This is a great opportunity and wonderful place to call home.

5. 2012-01-11
   historical
6. 2012-01-11
   historical
7. 2011-07-06
   listed $8,000
8. 2011-07-06
   listed $8,000
9. 2001-05-25
   soldstatus $54,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,435
• − Mortgage interest: −$5,036
• − Property taxes: −$1,537
• − Insurance: −$450
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,615
• Taxable income: $808
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,986/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+66.5% since first listed

9 events — show timeline

• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-01-28 Listed $89,900 REALCOMP
• 2026-01-28 Listed $89,900 MiRealSource-MiMLS
• 2012-01-11 Listing Removed — REALCOMP
• 2012-01-11 Listing Removed — MiRealSource-MiMLS
• 2011-07-06 Listed $8,000 REALCOMP
• 2011-07-06 Listed $8,000 MiRealSource-MiMLS
• 2001-05-25 Sold (Public Records) $54,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $1,537 · +71.0% YoY. Source: county tax records.