3210 Brownell Blvd · Flint, MI 48504

$55,999

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 30 Days on market

Built 1949 6,098 sqft lot

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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 +7.5/15.0
• 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

Charming 3 bedroom home featuring beautiful hardwood floors, and fresh paint throughout! This move-in ready property offers a bright and inviting interior with plenty of natural light and timeless character. This home is ready for its next owner to make it their own.

Key facts

• 6,098 sq ft lot
• Built 1949
• Listed 30 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories; Ground-level entry
• Construction: Wood siding exterior; Block foundation
• Exterior features: Paved road access; Sidewalks (community)

Interior

• Kitchen: Microwave
• Bedrooms: Total of 6 rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Ceiling fan(s); Microwave
• Laundry & utility: Has basement (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $56k).
• Recommended offer: $55k (1.5% 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: 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $387 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 + 3.0% rent growth), your $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,159 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.57% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $25,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 Parkfront Dr	0.06mi	3/1.0	972 (+1%)	4mo	$63,000	$65	92
3419 Leerda St	0.16mi	3/1.0	938 (-2%)	4mo	$25,500	$27	85
1705 W Pasadena Ave	0.15mi	3/1.5	1,008 (+5%)	7mo	$9,000	$9	78
2613 Brownell Blvd	0.34mi	3/1.0	911 (-5%)	4mo	$78,000	$86	72
2214 Mack Ave	0.39mi	3/1.0	1,008 (+5%)	6mo	$26,500	$26	69
3143 Maywood Dr	0.54mi	3/1.0	882 (-8%)	1mo	$35,000	$40	60
2118 Santa Barbara Dr	0.75mi	3/1.0	950 (-1%)	5mo	$21,000	$22	59
2245 Milbourne Ave	0.72mi	2/1.0 (-1)	962 (0%)	6mo	$17,537	$18	56
4006 Donnelly St	0.69mi	2/1.0 (-1)	912 (-5%)	6mo	$13,000	$14	49
2038 Copeman Blvd	0.69mi	3/1.0	1,077 (+12%)	0mo	$67,000	$62	48
1101 W Rankin St	0.56mi	2/1.0 (-1)	1,100 (+14%)	6mo	$25,000	$23	40
2495 Lavelle Rd	0.68mi	3/1.0	822 (-15%)	6mo	$17,500	$21	39

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $10,440
• Equity at exit: $8,350

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $34,259
• Equity at exit: $4,842

Cash invested: $15,680 (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 48504

• Active inventory: 131
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$294
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $306

Break-even live

Break-even rent $493

Max offer price $55,999

Occupancy floor 60%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	0.15mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.22mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.65mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.02mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.03mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.03mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.03mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.05mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.19mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.21mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	1.41mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $55,999 Active 30 DOM
2. 2026-06-17
   price $55,999 Active 29 DOM
3. 2026-06-17
   days on market $59,990 Active 29 DOM
4. 2026-06-16
   days on market $59,990 Active 28 DOM
5. 2026-06-15
   days on market $59,990 Active 27 DOM
6. 2026-06-14
   days on market $59,990 Active 25 DOM
7. 2026-06-13
   days on market $59,990 Active 24 DOM
8. 2026-06-10
   days on market $59,990 Active 22 DOM
9. 2026-06-09
   days on market $59,990 Active 21 DOM
10. 2026-06-08
    days on market $59,990 Active 20 DOM
11. 2026-06-07
    pricedays on market $59,990 Active 19 DOM
12. 2026-06-05
    days on market $65,000 Active 16 DOM
13. 2026-06-03
    days on market $65,000 Active 15 DOM
14. 2026-06-02
    days on market $65,000 Active 14 DOM
15. 2026-06-01
    days on market $65,000 Active 13 DOM
16. 2026-05-31
    days on market $65,000 Active 12 DOM
17. 2026-05-30
    days on market $65,000 Active 11 DOM
18. 2026-05-19
    listed $65,000 Active

    Show marketing remark (267 chars)

    Charming 3 bedroom home featuring beautiful hardwood floors, and fresh paint throughout! This move-in ready property offers a bright and inviting interior with plenty of natural light and timeless character. This home is ready for its next owner to make it their own.

19. 2026-05-19
    listed $65,000 Active 267-char remark

    Show marketing remark (267 chars)

    Charming 3 bedroom home featuring beautiful hardwood floors, and fresh paint throughout! This move-in ready property offers a bright and inviting interior with plenty of natural light and timeless character. This home is ready for its next owner to make it their own.

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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: $10,566
• − Mortgage interest: −$3,137
• − Property taxes: −$869
• − Insurance: −$280
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,629
• Taxable income: $2,960
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $2,963/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
• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $65,000 MiRealSource-MiMLS
• 2026-05-19 Listed $65,000 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $869 · +1.5% YoY. Source: county tax records.