717 Huron St · Flint, MI 48507

$99,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 71 Days on market

Built 1947 4,356 sqft lot Est $99k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.3/15.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Security: No security details provided
• Utilities: Water available; Public sewer
• Home design: Single-family residential; One and one-half story
• Construction: Aluminum siding
• Exterior features: Lot approximately 100 x 45 (0.1 acre); Subdivision: NEWCOMBE PLACE; Cross streets: Camden Avenue / Euston Street

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $691 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 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $100k implies a 668% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1947 — 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: 1.10% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $99,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Huron St	0.06mi	3/2.0	1,245 (-4%)	7mo	$116,000	$93	82
1212 Crawford St	0.53mi	3/1.5	1,281 (-1%)	5mo	$50,000	$39	68
515 Leland St	0.33mi	3/1.0	1,209 (-6%)	8mo	$93,000	$77	67
939 Ingleside Ave	0.28mi	3/1.0	1,144 (-12%)	1mo	$74,999	$66	67
4602 Camden Ave	0.13mi	2/2.0 (-1)	1,456 (+13%)	1mo	$31,000	$21	63
1465 Norton St	0.63mi	3/1.5	1,260 (-2%)	5mo	$119,999	$95	60
1374 Kenneth St	0.71mi	3/1.0	1,284 (-1%)	7mo	$115,000	$90	60
3902 Brunswick Ave	0.33mi	3/2.0	1,128 (-13%)	2mo	$123,000	$109	57
1186 E Decamp St	0.31mi	3/1.0	1,100 (-15%)	4mo	$84,000	$76	57
1427 Blackberry Ln	0.64mi	2/1.0 (-1)	1,310 (+1%)	10mo	$62,900	$48	54
825 Pettibone Ave	0.43mi	2/1.5 (-1)	1,401 (+8%)	8mo	$70,000	$50	53
1193 Carman St	0.43mi	3/2.0	1,452 (+12%)	8mo	$154,900	$107	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,017
• Equity at exit: $14,895

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-462
• Equity at exit: $8,638

Cash invested: $27,972 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $210

Break-even live

Break-even rent $834

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.47mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	43d	1	0.90mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.03mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	13d	1	1.24mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.25mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	13d	1	1.32mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	1.36mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	13d	1	1.43mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	20d	1	1.50mi

Listing history 44 events

1. 2026-06-18
   days on market $99,900 Active 71 DOM
2. 2026-06-17
   days on market $99,900 Active 70 DOM
3. 2026-06-16
   days on market $99,900 Active 69 DOM
4. 2026-06-15
   days on market $99,900 Active 68 DOM
5. 2026-06-14
   days on market $99,900 Active 66 DOM
6. 2026-06-13
   days on market $99,900 Active 65 DOM
7. 2026-06-10
   days on market $99,900 Active 63 DOM
8. 2026-06-09
   days on market $99,900 Active 62 DOM
9. 2026-06-08
   days on market $99,900 Active 61 DOM
10. 2026-06-07
    days on market $99,900 Active 60 DOM
11. 2026-06-05
    days on market $99,900 Active 57 DOM
12. 2026-06-03
    days on market $99,900 Active 56 DOM
13. 2026-06-02
    days on market $99,900 Active 55 DOM
14. 2026-06-01
    days on market $99,900 Active 54 DOM
15. 2026-05-31
    days on market $99,900 Active 53 DOM
16. 2026-05-30
    pricedays on market $99,900 Active 52 DOM
17. 2026-05-12
    price $104,900 610-char remark

    Show marketing remark (610 chars)

    Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

18. 2026-05-11
    price $104,900
19. 2026-04-27
    price $109,900 610-char remark

    Show marketing remark (610 chars)

    Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

20. 2026-04-27
    price $109,900

    Show marketing remark (610 chars)

    Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

21. 2026-04-08
    listed $114,900 Active

    Show marketing remark (610 chars)

    Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

22. 2026-04-08
    listed $114,900 Active 610-char remark

    Show marketing remark (610 chars)

    Charming 3-bedroom, 1-bath home in great condition and truly move-in ready! This well-maintained property offers the perfect blend of comfort and convenience, making it ideal for first-time homebuyers or a fantastic investment opportunity. Enjoy additional living space in the finished basement—perfect for a family room, home office, or entertaining area. The bright and inviting sunroom provides a cozy spot to relax year-round. Outside, you'll find a detached one-car garage and a nicely kept yard with plenty of potential. Don’t miss your chance to own this inviting home with so much to offer!

23. 2020-05-08
    historical
24. 2020-05-08
    historical
25. 2020-03-15
    listed $55,000 Active
26. 2020-03-15
    listed $55,000 Active
27. 2014-11-25
    soldstatus $13,000
28. 2014-11-25
    soldstatus $13,000
29. 2014-11-19
    historical
30. 2014-09-30
    listed $15,900
31. 2014-09-30
    listed $15,900
32. 2013-05-22
    soldstatus $9,155
33. 2013-05-22
    soldstatus $9,155
34. 2013-04-01
    historical
35. 2013-03-27
    listed $9,000
36. 2013-03-27
    listed $9,000
37. 2007-07-26
    historical
38. 2007-06-02
    listed $93,900
39. 2005-02-18
    soldstatus $72,500
40. 2005-02-04
    soldstatus $72,500
41. 2005-02-04
    soldstatus $72,500
42. 2005-01-07
    historical
43. 2004-07-09
    listed $72,500
44. 2004-07-09
    listed $72,500

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$207/yr (+$17/mo · 18.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $13,208
• − Mortgage interest: −$5,596
• − Property taxes: −$1,124
• − Insurance: −$500
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,906
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,292/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+44.7% since first listed

28 events — show timeline

• 2026-05-12 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $104,900 REALCOMP
• 2026-04-27 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $109,900 REALCOMP
• 2026-04-08 Listed $114,900 REALCOMP
• 2026-04-08 Listed $114,900 MiRealSource-MiMLS
• 2020-05-08 Listing Removed — REALCOMP
• 2020-05-08 Listing Removed — MiRealSource-MiMLS
• 2020-03-15 Listed $55,000 MiRealSource-MiMLS
• 2020-03-15 Listed $55,000 REALCOMP
• 2014-11-25 Sold (MLS) $13,000 REALCOMP
• 2014-11-25 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2014-11-19 Listing Removed — MiRealSource-MiMLS
• 2014-09-30 Listed $15,900 REALCOMP
• 2014-09-30 Listed $15,900 MiRealSource-MiMLS
• 2013-05-22 Sold (MLS) $9,155 REALCOMP
• 2013-05-22 Sold (MLS) $9,155 MiRealSource-MiMLS
• 2013-04-01 Listing Removed — MiRealSource-MiMLS
• 2013-03-27 Listed $9,000 REALCOMP
• 2013-03-27 Listed $9,000 MiRealSource-MiMLS
• 2007-07-26 Listing Removed — REALCOMP
• 2007-06-02 Listed $93,900 REALCOMP
• 2005-02-18 Sold (Public Records) $72,500 Public Records
• 2005-02-04 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2005-02-04 Sold (MLS) $72,500 REALCOMP
• 2005-01-07 Listing Removed — MiRealSource-MiMLS
• 2004-07-09 Listed $72,500 MiRealSource-MiMLS
• 2004-07-09 Listed $72,500 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $1,124 · +1.7% YoY. Source: county tax records.