3221 Barth St · Flint, MI 48504

$54,900

4 bd · 1.5 ba · 1,446 sqft · SingleFamily public records · 6 Days on market

Built 1956 6,534 sqft lot Est $55k · at est. ↓ 35% since listing

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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

Great starter home or investment opportunity! This 4 bedroom, 2 bath home offers 1,466(+/-) sq. ft. of living space, a full basement, and a detached 2-car garage. With some TLC, this property has strong potential and plenty of room to add value. Immediate possession available. Don't miss this opportunity!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (60 x 105.74)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partial, unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $55k).
• Cap rate 14.1% vs local median 11.5% in Flint — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1956 — 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: 1.80% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.88%
• DSCR: 2.24
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $54,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 Mackin Rd	0.06mi	3/1.5 (-1)	1,345 (-7%)	9mo	$104,000	$77	74
1909 Welch Blvd	0.44mi	3/1.5 (-1)	1,435 (-1%)	4mo	$28,600	$20	70
2917 Mallery St	0.33mi	3/2.0 (-1)	1,495 (+3%)	4mo	$85,000	$57	68
3310 Concord St	0.14mi	3/2.0 (-1)	1,622 (+12%)	3mo	$61,003	$38	64
1502 Lavender Ave	0.52mi	4/2.0	1,430 (-1%)	10mo	$80,000	$56	64
2812 Berkley St	0.49mi	4/1.5	1,403 (-3%)	11mo	$88,000	$63	63
2112 Winona St	0.36mi	3/1.5 (-1)	1,292 (-11%)	1mo	$30,000	$23	60
2730 Berkley St	0.59mi	3/1.0 (-1)	1,427 (-1%)	6mo	$69,900	$49	59
2516 Wisner St	0.53mi	3/1.5 (-1)	1,362 (-6%)	14mo	$16,000	$12	49
2729 Mackin Rd	0.50mi	4/1.0	1,240 (-14%)	11mo	$19,900	$16	42
2715 Berkley St	0.63mi	3/1.0 (-1)	1,357 (-6%)	14mo	$45,000	$33	42
3087 Hatherly Ave	0.53mi	3/2.0 (-1)	1,293 (-11%)	13mo	$39,900	$31	40

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: 22.1%
• Equity multiple: 1.90×
• Total profit: $13,896
• Equity at exit: $8,186

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $41,564
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$288
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $357

Break-even live

Break-even rent $536

Max offer price $54,900

Occupancy floor 59%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.91mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.96mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.96mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.97mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.00mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.06mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.07mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.10mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.40mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $54,900 Active 6 DOM
2. 2026-06-17
   days on market $54,900 Active 5 DOM
3. 2026-06-16
   days on market $54,900 Active 4 DOM
4. 2026-06-15
   days on market $54,900 Active 3 DOM
5. 2026-06-13
   remarks 306-char remark
6. 2026-06-13
   listed $54,900 Active 1 DOM

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/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: $11,853
• − Mortgage interest: −$3,075
• − Property taxes: −$1,348
• − Insurance: −$274
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,597
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,408/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: 19,519
• 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

-35.3% since first listed

8 events — show timeline

• 2026-06-12 Listed $54,900 MiRealSource-MiMLS
• 2026-06-12 Listed $54,900 REALCOMP
• 2004-01-26 Sold (Public Records) $80,000 Public Records
• 2003-11-17 Sold (MLS) $80,000 REALCOMP
• 2003-11-17 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2003-10-02 Listing Removed — MiRealSource-MiMLS
• 2003-08-28 Listed $84,900 REALCOMP
• 2003-08-28 Listed $84,900 MiRealSource-MiMLS

Property tax history

-3.5%/yr

Latest (2025): $1,348 · +1.8% YoY. Source: county tax records.