3373 Kent St · Flint, MI 48503

$80,000

2 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 144 Days on market

Built 1954 6,534 sqft lot Est $116k · 31% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• 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

This charming little home is perfect for the first time homeowner, someone looking to retire and relax, or an investor looking for a rental. One bedroom has a 36 inch door and the front door used to have a ramp making this home easy to reset for disabled living. Corner lot with vacant lot adjacent. Negotiations for vacant lot must be done with Land Bank.

Key facts

• 36 inch door
• Front door ramp
• Corner lot

Tags

• 36 INCH DOOR
• FRONT DOOR RAMP
• CORNER LOT

Property features AI

Finance

• Other: Lot approximately 0.15 acres (66.84 x 100); Subdivision: EVERGREEN PARK
• Financial info: Annual taxes listed

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Public sewer; Paved road access
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Covered patio/porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Unfinished basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $80k).
• Recommended offer: $70k (12.0% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y 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 $21k; list at $80k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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: 1.24% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $115,710
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3511 Kent St	0.19mi	3/1.0 (+1)	1,252 (-6%)	4mo	$59,000	$47	69
1833 Springfield St	0.50mi	3/1.5 (+1)	1,328 (-0%)	9mo	$129,900	$98	62
1930 Hosler St	0.09mi	3/1.0 (+1)	1,465 (+10%)	14mo	$128,000	$87	58
1930 Owen St	0.51mi	3/1.5 (+1)	1,236 (-7%)	2mo	$129,900	$105	56
2021 Wood Ln	0.26mi	3/1.0 (+1)	1,440 (+8%)	18mo	$74,900	$52	50
2183 Morrish St	0.69mi	2/2.0	1,296 (-3%)	18mo	$60,000	$46	49
3526 Evergreen Pkwy	0.23mi	3/2.0 (+1)	1,147 (-14%)	18mo	$155,000	$135	47
1843 Eckley Ave	0.58mi	2/1.5	1,422 (+7%)	16mo	$125,000	$88	46
3825 Gloucester St	0.53mi	3/1.5 (+1)	1,426 (+7%)	16mo	$115,000	$81	43
1917 Barks St	0.71mi	3/1.5 (+1)	1,361 (+2%)	17mo	$85,000	$62	42
3535 Gloucester St	0.26mi	3/2.0 (+1)	1,508 (+13%)	22mo	$152,500	$101	42

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: 6.3%
• Equity multiple: 1.26×
• Total profit: $5,780
• Equity at exit: $11,928

10-year hold

• IRR: 19.8%
• Equity multiple: 3.07×
• Total profit: $46,336
• Equity at exit: $6,917

Cash invested: $22,400 (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: 135
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $212

Break-even live

Break-even rent $723

Max offer price $80,000

Occupancy floor 74%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	0.78mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	0.82mi

Listing history 38 events

1. 2026-06-10
   days on market $80,000 Active 144 DOM
2. 2026-06-09
   days on market $80,000 Active 143 DOM
3. 2026-06-08
   days on market $80,000 Active 142 DOM
4. 2026-06-07
   days on market $80,000 Active 141 DOM
5. 2026-06-05
   days on market $80,000 Active 138 DOM
6. 2026-06-03
   days on market $80,000 Active 137 DOM
7. 2026-06-02
   days on market $80,000 Active 136 DOM
8. 2026-06-01
   days on market $80,000 Active 135 DOM
9. 2026-05-31
   days on market $80,000 Active 134 DOM
10. 2026-05-30
    days on market $80,000 Active 133 DOM
11. 2026-01-17
    listed $80,000 Active

    Show marketing remark (356 chars)

    This charming little home is perfect for the first time homeowner, someone looking to retire and relax, or an investor looking for a rental. One bedroom has a 36 inch door and the front door used to have a ramp making this home easy to reset for disabled living. Corner lot with vacant lot adjacent. Negotiations for vacant lot must be done with Land Bank.

12. 2026-01-17
    listed $80,000 Active 356-char remark

    Show marketing remark (356 chars)

    This charming little home is perfect for the first time homeowner, someone looking to retire and relax, or an investor looking for a rental. One bedroom has a 36 inch door and the front door used to have a ramp making this home easy to reset for disabled living. Corner lot with vacant lot adjacent. Negotiations for vacant lot must be done with Land Bank.

13. 2025-12-01
    historical
14. 2025-12-01
    historical
15. 2025-10-02
    price $80,000
16. 2025-10-02
    price $80,000
17. 2025-03-19
    price $84,900
18. 2025-03-18
    price $84,900
19. 2025-02-02
    listed $89,000 Active
20. 2025-02-02
    listed $89,000 Active
21. 2020-03-26
    soldstatus $21,300 Sold
22. 2020-03-26
    soldstatus $21,300 Closed
23. 2020-03-12
    status Pending
24. 2020-03-12
    status Pending
25. 2020-03-03
    listed $20,000 Active
26. 2020-03-03
    listed $20,000 Active
27. 2009-03-18
    soldstatus $9,000
28. 2009-03-18
    soldstatus $9,000
29. 2009-02-27
    historical
30. 2009-02-26
    listed $9,900
31. 2009-02-26
    listed $9,900
32. 2006-02-24
    soldstatus $115,000
33. 2002-02-20
    soldstatus $77,000
34. 2002-02-11
    soldstatus $77,000
35. 2002-02-11
    soldstatus $77,000
36. 2002-02-10
    historical
37. 2001-01-22
    listed $61,900
38. 2001-01-22
    listed $61,900

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,893
• − Mortgage interest: −$4,481
• − Property taxes: −$1,421
• − Insurance: −$400
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,327
• Taxable income: $1,360
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,213/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

+29.2% since first listed

28 events — show timeline

• 2026-01-17 Listed $80,000 REALCOMP
• 2026-01-17 Listed $80,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-02 Price Changed $80,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $80,000 REALCOMP
• 2025-03-19 Price Changed $84,900 MiRealSource-MiMLS
• 2025-03-18 Price Changed $84,900 REALCOMP
• 2025-02-02 Listed $89,000 REALCOMP
• 2025-02-02 Listed $89,000 MiRealSource-MiMLS
• 2020-03-26 Sold (MLS) $21,300 MiRealSource-MiMLS
• 2020-03-26 Sold (MLS) $21,300 REALCOMP
• 2020-03-12 Pending — MiRealSource-MiMLS
• 2020-03-12 Pending — REALCOMP
• 2020-03-03 Listed $20,000 MiRealSource-MiMLS
• 2020-03-03 Listed $20,000 REALCOMP
• 2009-03-18 Sold (MLS) $9,000 REALCOMP
• 2009-03-18 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2009-02-27 Listing Removed — MiRealSource-MiMLS
• 2009-02-26 Listed $9,900 REALCOMP
• 2009-02-26 Listed $9,900 MiRealSource-MiMLS
• 2006-02-24 Sold (Public Records) $115,000 Public Records
• 2002-02-20 Sold (Public Records) $77,000 Public Records
• 2002-02-11 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2002-02-11 Sold (MLS) $77,000 REALCOMP
• 2002-02-10 Listing Removed — MiRealSource-MiMLS
• 2001-01-22 Listed $61,900 MiRealSource-MiMLS
• 2001-01-22 Listed $61,900 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,421 · +1.8% YoY. Source: county tax records.