3922 Herrick St · Flint, MI 48532

$44,900

2 bd · 1.0 ba · 763 sqft · SingleFamily public records · 81 Days on market

Built 1954 4,792 sqft lot Est $40k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Practical two-bedroom home in a convenient location near major roads and local amenities. Close to shopping, schools, and public transit; quick access to the freeway for commuting. Updated kitchen and bath, newer water heater. Good option for first-time buyers or investors.

Key facts

• Updated bath
• Updated kitchen
• Convenient location

Tags

• CONVENIENT LOCATION
• UPDATED KITCHEN
• UPDATED BATH
• QUICK ACCESS TO FREEWAY

Property features AI

Finance

• Other: Lot size approximately 0.11 acres (40 x 120); Located in the CHEVROLET SUB subdivision; Directions: Corunna to Ballenger to Herrick

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Aluminum siding
• Construction: Asphalt roof; Block foundation; Built with aluminum siding
• Exterior features: Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: 123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $310 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 + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 22 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1954 — 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: 2.46% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.05%
• DSCR: 3.09
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $39,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 Hogarth Ave	0.30mi	2/1.0	796 (+4%)	3mo	$32,500	$41	76
959 Tacken St	0.46mi	2/1.0	748 (-2%)	4mo	$24,900	$33	72
3305 Larchmont St	0.39mi	2/1.0	736 (-4%)	5mo	$45,000	$61	72
3214 Clairmont St	0.39mi	2/1.0	720 (-6%)	4mo	$30,500	$42	69
1574 Houran St	0.46mi	2/1.0	798 (+5%)	7mo	$30,000	$38	65
3310 Larchmont St	0.37mi	2/1.0	688 (-10%)	2mo	$18,000	$26	65
3321 Hogarth Ave	0.44mi	3/1.0 (+1)	720 (-6%)	4mo	$59,900	$83	61
1326 Hughes Ave	0.52mi	2/1.0	814 (+7%)	6mo	$70,900	$87	60
3609 Larchmont St	0.23mi	2/1.0	650 (-15%)	7mo	$60,000	$92	59
1115 Barney Ave	0.41mi	3/1.0 (+1)	833 (+9%)	5mo	$43,500	$52	56
2805 Reynolds St	0.71mi	2/1.0	704 (-8%)	3mo	$35,000	$50	51
2913 Gibson St	0.66mi	2/1.0	680 (-11%)	6mo	$45,000	$66	46

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: 44.5%
• Equity multiple: 2.92×
• Total profit: $24,180
• Equity at exit: $6,695

10-year hold

• IRR: 50.4%
• Equity multiple: 5.91×
• Total profit: $61,728
• Equity at exit: $3,882

Cash invested: $12,572 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$235
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $493

Break-even live

Break-even rent $483

Max offer price $44,900

Occupancy floor 50%

Sensitivity live

Price	-10% $518	-5% $506	+0% $493	+5% $480	+10% $468
Rent	-10% $406	-5% $449	+0% $493	+5% $537	+10% $580
Rate	-1.0pp $516	-0.5pp $504	base $493	+0.5pp $481	+1.0pp $469

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	0.02mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	15d	1	0.12mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	15d	1	0.17mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.71mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	26d	1	1.11mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	22d	1	1.12mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	1.15mi

Listing history 50 events

1. 2026-06-21
   days on market $44,900 Active 81 DOM
2. 2026-06-18
   days on market $44,900 Active 78 DOM
3. 2026-06-17
   days on market $44,900 Active 77 DOM
4. 2026-06-16
   days on market $44,900 Active 76 DOM
5. 2026-06-15
   days on market $44,900 Active 75 DOM
6. 2026-06-14
   days on market $44,900 Active 73 DOM
7. 2026-06-13
   days on market $44,900 Active 72 DOM
8. 2026-06-10
   days on market $44,900 Active 70 DOM
9. 2026-06-09
   days on market $44,900 Active 69 DOM
10. 2026-06-08
    days on market $44,900 Active 68 DOM
11. 2026-06-07
    days on market $44,900 Active 67 DOM
12. 2026-06-05
    days on market $44,900 Active 64 DOM
13. 2026-06-03
    days on market $44,900 Active 63 DOM
14. 2026-06-02
    days on market $44,900 Active 62 DOM
15. 2026-06-01
    days on market $44,900 Active 61 DOM
16. 2026-05-31
    days on market $44,900 Active 60 DOM
17. 2026-05-30
    days on market $44,900 Active 59 DOM
18. 2026-04-01
    listed $44,900 Active

    Show marketing remark (274 chars)

    Practical two-bedroom home in a convenient location near major roads and local amenities. Close to shopping, schools, and public transit; quick access to the freeway for commuting. Updated kitchen and bath, newer water heater. Good option for first-time buyers or investors.

19. 2026-04-01
    listed $44,900 Active 274-char remark

    Show marketing remark (274 chars)

    Practical two-bedroom home in a convenient location near major roads and local amenities. Close to shopping, schools, and public transit; quick access to the freeway for commuting. Updated kitchen and bath, newer water heater. Good option for first-time buyers or investors.

20. 2025-07-27
    historical $800
21. 2025-07-04
    listed $800
22. 2024-09-11
    soldstatus $55,000 Sold 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

23. 2024-09-11
    soldstatus $55,000 Closed

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

24. 2024-09-06
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

25. 2024-09-06
    status Pending

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

26. 2024-08-07
    status Active

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

27. 2024-08-07
    status Active 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

28. 2024-07-31
    status Pending
29. 2024-07-30
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

30. 2024-07-13
    price $55,000

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

31. 2024-07-13
    price $55,000 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

32. 2024-04-05
    price $40,900

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

33. 2024-04-05
    price $40,900 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

34. 2024-02-29
    listed $42,900 Active 268-char remark

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

35. 2024-02-29
    listed $42,900 Active

    Show marketing remark (268 chars)

    Solid two bedroom in excellent location near the freeway. Kitchen & Bath have updates and water heater is only a few years old. Ideal rental or starter home. Excellent Land Contract Terms offered, 30 yr amortization, low payment=positive cash flow from day 1!!!!

36. 2023-09-27
    historical
37. 2023-09-27
    historical
38. 2023-06-27
    listed $44,900 Active
39. 2023-06-27
    listed $44,900 Active
40. 2023-03-02
    historical
41. 2023-03-02
    status Active
42. 2023-01-16
    historical
43. 2023-01-15
    historical
44. 2022-07-15
    listed $44,900 Active
45. 2022-07-15
    listed $44,900 Active
46. 2022-02-28
    price $650
47. 2019-04-19
    historical
48. 2019-01-15
    status Pending
49. 2019-01-15
    status Pending
50. 2019-01-14
    historical

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,527 · $127/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: $13,281
• − Mortgage interest: −$2,515
• − Property taxes: −$1,527
• − Insurance: −$224
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,306
• Taxable income: $5,584
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $4,575/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): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+45.3% since first listed

54 events — show timeline

• 2026-04-01 Listed $44,900 MiRealSource-MiMLS
• 2026-04-01 Listed $44,900 REALCOMP
• 2025-07-27 Rental Removed $800 APPFOLIO
• 2025-07-04 Listed for Rent $800 APPFOLIO
• 2024-09-11 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2024-09-11 Sold (MLS) $55,000 REALCOMP
• 2024-09-06 Pending — REALCOMP
• 2024-09-06 Pending — MiRealSource-MiMLS
• 2024-08-07 Relisted — MiRealSource-MiMLS
• 2024-08-07 Relisted — REALCOMP
• 2024-07-31 Pending — MiRealSource-MiMLS
• 2024-07-30 Pending — REALCOMP
• 2024-07-13 Price Changed $55,000 MiRealSource-MiMLS
• 2024-07-13 Price Changed $55,000 REALCOMP
• 2024-04-05 Price Changed $40,900 MiRealSource-MiMLS
• 2024-04-05 Price Changed $40,900 REALCOMP
• 2024-02-29 Listed $42,900 MiRealSource-MiMLS
• 2024-02-29 Listed $42,900 REALCOMP
• 2023-09-27 Listing Removed — MiRealSource-MiMLS
• 2023-09-27 Listing Removed — REALCOMP
• 2023-06-27 Listed $44,900 MiRealSource-MiMLS
• 2023-06-27 Listed $44,900 REALCOMP
• 2023-03-02 Listing Removed — REALCOMP
• 2023-03-02 Relisted — REALCOMP
• 2023-01-16 Listing Removed — MiRealSource-MiMLS
• 2023-01-15 Listing Removed — REALCOMP
• 2022-07-15 Listed $44,900 MiRealSource-MiMLS
• 2022-07-15 Listed $44,900 REALCOMP
• 2022-02-28 Price Changed $650 RENT.
• 2019-04-19 Listing Removed — REALCOMP
• 2019-01-15 Pending — MiRealSource-MiMLS
• 2019-01-15 Pending — REALCOMP
• 2019-01-14 Listing Removed — MiRealSource-MiMLS
• 2019-01-04 Listed $2,500 MiRealSource-MiMLS
• 2019-01-04 Listed $2,500 REALCOMP
• 2000-11-20 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2000-11-20 Sold (MLS) $43,000 REALCOMP
• 2000-09-22 Listing Removed — MiRealSource-MiMLS
• 2000-08-07 Listed $44,900 MiRealSource-MiMLS
• 2000-08-07 Listed $44,900 REALCOMP
• 2000-04-12 Sold (MLS) $34,900 MiRealSource-MiMLS
• 2000-04-12 Sold (MLS) $34,900 REALCOMP
• 2000-03-10 Listing Removed — MiRealSource-MiMLS
• 1999-08-31 Listed $34,900 MiRealSource-MiMLS
• 1999-08-31 Listed $34,900 REALCOMP
• 1997-12-31 Listing Removed — REALCOMP
• 1997-12-31 Listing Removed — MiRealSource-MiMLS
• 1997-05-13 Listed $34,900 REALCOMP
• 1997-05-13 Listed $34,900 MiRealSource-MiMLS
• 1995-01-27 Sold (MLS) $30,000 MiRealSource-MiMLS
• 1995-01-27 Sold (MLS) $30,000 REALCOMP
• 1994-12-22 Listing Removed — MiRealSource-MiMLS
• 1994-12-09 Listed $30,900 MiRealSource-MiMLS
• 1994-12-09 Listed $30,900 REALCOMP

Property tax history

+8.7%/yr

Latest (2025): $1,527 · +77.7% YoY. Source: county tax records.