3617 Sherwood Dr · Flint, MI 48503

$65,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 224 Days on market

Built 1941 10,454 sqft lot Est $91k · 29% under ↓ 46% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

Key facts

• 0.24 acre lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Located in the Glendale subdivision; cross streets Beecher Rd & S Ballenger Hwy
• HOA & community: Homeowners association present

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Aluminum siding construction
• Exterior features: Lot roughly 83 x 133 x 75 x 124 (approx. 0.24 acre); Aluminum siding

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Living room fireplace; Unfinished basement

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$91,214) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents rising fast (+12.3%/yr); 136 active listings in the ZIP; 8 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 36% 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 $449 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y 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 $25k; list at $65k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.03% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.10%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $91,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Sherwood Dr	0.12mi	3/1.5	1,500 (-3%)	4mo	$88,000	$59	84
3318 Norwood Dr	0.16mi	3/1.5	1,674 (+8%)	2mo	$118,100	$71	75
812 Barney Ave	0.36mi	3/1.5	1,577 (+2%)	4mo	$68,750	$44	74
945 Salisbury Ave	0.54mi	3/2.0	1,550 (+0%)	4mo	$95,000	$61	71
3414 Van Buren Ave	0.24mi	3/1.0	1,470 (-5%)	6mo	$28,000	$19	71
2547 Altoona St	0.48mi	3/1.0	1,653 (+7%)	2mo	$116,600	$71	60
2008 University Ave	0.67mi	4/1.0 (+1)	1,510 (-2%)	4mo	$99,000	$66	53
721 Frank St	0.53mi	3/1.0	1,408 (-9%)	5mo	$61,000	$43	52
2539 Norbert St	0.43mi	3/1.0	1,350 (-13%)	6mo	$76,000	$56	50
866 Tacken St	0.53mi	4/3.0 (+1)	1,664 (+8%)	6mo	$48,000	$29	48
825 Frank St	0.49mi	3/1.0	1,334 (-14%)	3mo	$112,500	$84	48
2830 Reynolds St	0.63mi	2/2.0 (-1)	1,344 (-13%)	5mo	$31,500	$23	40

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: 33.3%
• Equity multiple: 2.51×
• Total profit: $27,515
• Equity at exit: $9,692

10-year hold

• IRR: 43.1%
• Equity multiple: 6.27×
• Total profit: $95,896
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$341
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $487

Break-even live

Break-even rent $701

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $524	-5% $505	+0% $487	+5% $468	+10% $450
Rent	-10% $383	-5% $435	+0% $487	+5% $539	+10% $591
Rate	-1.0pp $520	-0.5pp $503	base $487	+0.5pp $470	+1.0pp $453

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Allendale Pl Flint, MI	4.0	1.5	2000	$1,500	$0.75	22d	1	0.07mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	0.22mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.46mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	15d	1	0.56mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.75mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.88mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	1.04mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	45d	1	1.44mi

Listing history 47 events

1. 2026-06-21
   days on market $65,000 Active 224 DOM
2. 2026-06-18
   days on market $65,000 Active 221 DOM
3. 2026-06-17
   days on market $65,000 Active 220 DOM
4. 2026-06-16
   days on market $65,000 Active 219 DOM
5. 2026-06-15
   days on market $65,000 Active 218 DOM
6. 2026-06-14
   days on market $65,000 Active 216 DOM
7. 2026-06-13
   days on market $65,000 Active 215 DOM
8. 2026-06-10
   days on market $65,000 Active 213 DOM
9. 2026-06-09
   days on market $65,000 Active 212 DOM
10. 2026-06-08
    days on market $65,000 Active 211 DOM
11. 2026-06-07
    days on market $65,000 Active 210 DOM
12. 2026-06-05
    days on market $65,000 Active 207 DOM
13. 2026-06-03
    days on market $65,000 Active 206 DOM
14. 2026-06-02
    days on market $65,000 Active 205 DOM
15. 2026-06-01
    days on market $65,000 Active 235 DOM
16. 2026-05-31
    days on market $65,000 Active 234 DOM
17. 2026-05-30
    days on market $65,000 Active 233 DOM
18. 2026-05-01
    status Active

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

19. 2026-05-01
    status Active 247-char remark

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

20. 2026-05-01
    historical

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

21. 2026-05-01
    historical 247-char remark

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

22. 2025-10-09
    listed $65,000 Active

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

23. 2025-10-09
    listed $65,000 Active 247-char remark

    Show marketing remark (247 chars)

    3 bedroom, 2 bath cape-cod home with basement and 1 car attached garage. Additional garage/shed in back yard. Enclosed back deck. Buyers agent to verify all information in this listing. Property is tenant occupied. 48 hours notice on all showings.

24. 2016-08-11
    soldstatus $24,600 Sold 336-char remark

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

25. 2016-08-11
    soldstatus $24,600 Closed

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

26. 2016-08-03
    status Pending
27. 2016-08-02
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

28. 2016-07-26
    price $16,000
29. 2016-07-25
    price $16,000 336-char remark

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

30. 2016-07-19
    listed $16,500 Active

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

31. 2016-07-19
    listed $16,500 Active 336-char remark

    Show marketing remark (336 chars)

    Great Opportunity on this 3 bedroom, 2 bath home in Flint. Nice home features a spacious living room with fireplace, separate family room, wood flooring, convenient enclosed porch offers a nice area for relaxing and enjoying backyard surrounded by mature trees. Home is conveniently located near shopping, schools and commuter highways.

32. 2005-07-12
    soldstatus $96,900
33. 2005-07-12
    soldstatus $96,900
34. 2005-07-12
    soldstatus $96,900
35. 2005-06-20
    historical
36. 2005-02-21
    listed $94,900
37. 2005-02-21
    listed $94,900
38. 2005-02-19
    listed $94,900
39. 2004-12-22
    historical
40. 2004-12-22
    historical
41. 2004-11-08
    listed $114,500
42. 2004-11-08
    listed $114,500
43. 2004-11-04
    historical
44. 2004-11-04
    historical
45. 2004-05-13
    listed $114,500
46. 2004-05-04
    listed $114,500
47. 2002-02-25
    soldstatus $120,000

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $2,226 · $185/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,801
• − Mortgage interest: −$3,641
• − Property taxes: −$2,226
• − Insurance: −$325
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$1,891
• Taxable income: $5,190
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,596/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

-45.8% since first listed

30 events — show timeline

• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — REALCOMP
• 2025-10-09 Listed $65,000 REALCOMP
• 2025-10-09 Listed $65,000 MiRealSource-MiMLS
• 2016-08-11 Sold (MLS) $24,600 MiRealSource-MiMLS
• 2016-08-11 Sold (MLS) $24,600 REALCOMP
• 2016-08-03 Pending — MiRealSource-MiMLS
• 2016-08-02 Pending — REALCOMP
• 2016-07-26 Price Changed $16,000 MiRealSource-MiMLS
• 2016-07-25 Price Changed $16,000 REALCOMP
• 2016-07-19 Listed $16,500 MiRealSource-MiMLS
• 2016-07-19 Listed $16,500 REALCOMP
• 2005-07-12 Sold (MLS) $96,900 MiRealSource-MiMLS
• 2005-07-12 Sold (MLS) $96,900 REALCOMP
• 2005-07-12 Sold (MLS) $96,900 REALCOMP
• 2005-06-20 Listing Removed — MiRealSource-MiMLS
• 2005-02-21 Listed $94,900 MiRealSource-MiMLS
• 2005-02-21 Listed $94,900 REALCOMP
• 2005-02-19 Listed $94,900 REALCOMP
• 2004-12-22 Listing Removed — MiRealSource-MiMLS
• 2004-12-22 Listing Removed — REALCOMP
• 2004-11-08 Listed $114,500 MiRealSource-MiMLS
• 2004-11-08 Listed $114,500 REALCOMP
• 2004-11-04 Listing Removed — REALCOMP
• 2004-11-04 Listing Removed — MiRealSource-MiMLS
• 2004-05-13 Listed $114,500 REALCOMP
• 2004-05-04 Listed $114,500 MiRealSource-MiMLS
• 2002-02-25 Sold (Public Records) $120,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,226 · +2.0% YoY. Source: county tax records.