5106 Cloverlawn Dr · Flint, MI 48504

$45,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 761 Days on market

Built 1954 7,841 sqft lot Est $38k · 18% over ↓ 25% since listing

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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
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

Key facts

• 7,841 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Wood siding
• Exterior features: Lot dimensions approximately 68 x 134 x 72 x 133; 0.18-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $311 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 761 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 18 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 $32k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 761 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 1954 — 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: 2.12% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.89%
• DSCR: 2.73
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $37,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4911 Birchcrest Dr	0.13mi	3/2.0	1,310 (0%)	0mo	$30,000	$23	92
4319 Greenlawn Dr	0.25mi	3/1.0	1,310 (0%)	10mo	$38,500	$29	78
1909 Basil Ln	0.16mi	3/1.0	1,200 (-8%)	8mo	$21,025	$18	70
3145 Gracelawn Ave	0.60mi	3/2.0	1,300 (-1%)	0mo	$135,500	$104	69
2014 Barbara Dr	0.57mi	3/1.5	1,320 (+1%)	10mo	$54,900	$42	64
5705 Winthrop Blvd	0.63mi	3/1.0	1,375 (+5%)	4mo	$55,000	$40	57
5913 Glenn Ave	0.74mi	3/1.5	1,272 (-3%)	4mo	$35,000	$28	57
4201 Winona St	0.52mi	3/1.0	1,212 (-8%)	7mo	$34,900	$29	55
4008 Winona St	0.66mi	3/1.0	1,418 (+8%)	1mo	$79,900	$56	52
3330 Maywood Dr	0.44mi	3/1.0	1,120 (-14%)	5mo	$14,000	$13	49
3218 W Sherman Ave	0.70mi	3/1.0	1,200 (-8%)	12mo	$16,000	$13	42
3819 Brownell Blvd	0.74mi	3/1.0	1,137 (-13%)	5mo	$69,900	$61	37

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $18,755
• Equity at exit: $6,710

10-year hold

• IRR: 41.9%
• Equity multiple: 4.97×
• Total profit: $49,970
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $955 high
• Mortgage (P&I): −$236
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $408

Break-even live

Break-even rent $438

Max offer price $45,000

Occupancy floor 52%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.45mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	20d	1	0.77mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.81mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	1.01mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	13d	1	1.17mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	20d	1	1.19mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	20d	1	1.27mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	1.29mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.41mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	1.41mi

Listing history 50 events

1. 2026-06-18
   days on market $45,000 Active 761 DOM
2. 2026-06-17
   days on market $45,000 Active 760 DOM
3. 2026-06-16
   days on market $45,000 Active 759 DOM
4. 2026-06-15
   days on market $45,000 Active 758 DOM
5. 2026-06-14
   days on market $45,000 Active 756 DOM
6. 2026-06-13
   days on market $45,000 Active 755 DOM
7. 2026-06-10
   days on market $45,000 Active 753 DOM
8. 2026-06-09
   days on market $45,000 Active 752 DOM
9. 2026-06-08
   days on market $45,000 Active 751 DOM
10. 2026-06-07
    days on market $45,000 Active 750 DOM
11. 2026-06-05
    days on market $45,000 Active 747 DOM
12. 2026-06-03
    days on market $45,000 Active 746 DOM
13. 2026-06-02
    days on market $45,000 Active 745 DOM
14. 2026-06-01
    days on market $45,000 Active 744 DOM
15. 2026-05-31
    days on market $45,000 Active 743 DOM
16. 2026-05-30
    days on market $45,000 Active 742 DOM
17. 2026-03-04
    status Active

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

18. 2026-03-04
    status Active 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

19. 2026-03-01
    historical

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

20. 2026-03-01
    historical 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

21. 2025-08-25
    status Active

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

22. 2025-08-25
    status Active 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

23. 2025-08-21
    historical

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

24. 2025-08-21
    historical 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

25. 2024-11-08
    status Active

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

26. 2024-11-08
    status Active 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

27. 2024-08-21
    historical 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

28. 2024-08-20
    historical
29. 2024-02-21
    listed $45,000 Active

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

30. 2024-02-21
    listed $45,000 Active 164-char remark

    Show marketing remark (164 chars)

    3 bedroom, 1.5 bath with basement. Potential Investor opportunity. Buyers agent to verify all information in listing. PLEASE SEND ALL OFFERS TO [email protected]

31. 2023-04-18
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

32. 2023-04-18
    soldstatus $32,000 Sold 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

33. 2023-04-18
    soldstatus $32,000 Closed

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

34. 2023-02-09
    status Active

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

35. 2023-02-09
    status Active 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

36. 2023-01-31
    status Pending

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

37. 2023-01-31
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

38. 2022-12-03
    price $39,500
39. 2022-12-02
    price $39,500 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

40. 2022-11-07
    listed $45,000 Active

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

41. 2022-11-07
    listed $45,000 Active 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

42. 2022-11-04
    historical $45,000

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

43. 2022-11-04
    historical $45,000 239-char remark

    Show marketing remark (239 chars)

    Awesome investor opportunity or first time home buyer. Renovated main level. Home has full basement partially finished. Home being sold "as is". Seller provided new windows, new florring throughout the main floor. Tenant occupied

44. 2010-12-06
    historical
45. 2010-12-06
    historical
46. 2010-12-06
    historical
47. 2006-01-12
    listed $39,900
48. 2006-01-12
    listed $39,900
49. 2006-01-12
    historical
50. 2005-10-07
    listed $42,900

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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: $11,458
• − Mortgage interest: −$2,521
• − Property taxes: −$1,094
• − Insurance: −$225
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,309
• Taxable income: $4,476
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $3,827/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

-25.0% since first listed

40 events — show timeline

• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-25 Relisted — REALCOMP
• 2025-08-25 Relisted — MiRealSource-MiMLS
• 2025-08-21 Listing Removed — MiRealSource-MiMLS
• 2025-08-21 Listing Removed — REALCOMP
• 2024-11-08 Relisted — REALCOMP
• 2024-11-08 Relisted — MiRealSource-MiMLS
• 2024-08-21 Listing Removed — MiRealSource-MiMLS
• 2024-08-20 Listing Removed — REALCOMP
• 2024-02-21 Listed $45,000 MiRealSource-MiMLS
• 2024-02-21 Listed $45,000 REALCOMP
• 2023-04-18 Pending — REALCOMP
• 2023-04-18 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2023-04-18 Sold (MLS) $32,000 REALCOMP
• 2023-02-09 Relisted — MiRealSource-MiMLS
• 2023-02-09 Relisted — REALCOMP
• 2023-01-31 Pending — MiRealSource-MiMLS
• 2023-01-31 Pending — REALCOMP
• 2022-12-03 Price Changed $39,500 MiRealSource-MiMLS
• 2022-12-02 Price Changed $39,500 REALCOMP
• 2022-11-07 Listed $45,000 MiRealSource-MiMLS
• 2022-11-07 Listed $45,000 REALCOMP
• 2022-11-04 Coming Soon $45,000 MiRealSource-MiMLS
• 2022-11-04 Coming Soon $45,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2006-01-12 Listing Removed — MiRealSource-MiMLS
• 2006-01-12 Listed $39,900 MiRealSource-MiMLS
• 2006-01-12 Listed $39,900 REALCOMP
• 2005-10-07 Listed $42,900 MiRealSource-MiMLS
• 2005-10-07 Listing Removed — MiRealSource-MiMLS
• 2005-10-07 Listed $42,900 REALCOMP
• 2004-12-08 Listed $42,900 MiRealSource-MiMLS
• 2004-12-08 Listing Removed — MiRealSource-MiMLS
• 2004-12-08 Listed $42,900 REALCOMP
• 2001-02-02 Sold (Public Records) $60,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,094 · -1.9% YoY. Source: county tax records.