2810 Gibson St · Flint, MI 48503

$19,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 7 Days on market

Built 1947 7,841 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special! 3 bedroom ranch home with attached garage on a decent size lot. Home has potential but does need a bit of work. Good size kitchen with sliding door to deck off the back. There's even a upstairs with half head height to ceiling. Visible mold present in basement and breezeway attaching garage. Large back yard with shed. Friendly neighbors. Bring all offers!

Key facts

• Decent size lot
• Good size kitchen
• Shed

Tags

• ATTACHED GARAGE
• DECENT SIZE LOT
• GOOD SIZE KITCHEN
• SLIDING DOOR TO DECK
• LARGE BACK YARD
• SHED

Property features AI

Exterior

• Parking: Attached garage (1 car) with garage facing side
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Stucco exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 80 x 100 (0.18 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 51.2% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 30% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $8k; list at $20k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,900

Questions for the listing agent

1. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 5.61% ✓
• Cap rate: 51.21%
• Cash-on-cash: 160.40%
• DSCR: 8.14
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $90,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Knapp Ave	0.26mi	3/1.0	1,255 (+2%)	3mo	$49,900	$40	82
2710 Mansfield Ave	0.28mi	3/1.0	1,200 (-2%)	4mo	$115,000	$96	80
2624 Miller Rd	0.48mi	3/2.0	1,220 (-1%)	4mo	$82,000	$67	70
1409 Stocker Ave	0.37mi	2/1.0 (-1)	1,290 (+5%)	1mo	$50,250	$39	69
3709 Brentwood Dr	0.63mi	3/1.0	1,176 (-4%)	3mo	$130,000	$111	60
1555 Bradley Ave	0.45mi	3/1.0	1,107 (-10%)	3mo	$45,000	$41	60
2608 Cumings Ave	0.30mi	4/2.0 (+1)	1,344 (+9%)	4mo	$154,900	$115	58
2621 Swayze St	0.22mi	2/1.0 (-1)	1,043 (-15%)	3mo	$76,950	$74	57
874 Tacken St	0.69mi	3/1.0	1,126 (-8%)	3mo	$30,000	$27	52
825 Frank St	0.72mi	3/1.0	1,334 (+9%)	3mo	$112,500	$84	50
2115 Radcliffe Ave	0.70mi	3/1.5	1,325 (+8%)	3mo	$159,000	$120	50
3722 Larchmont St	0.73mi	3/1.0	1,128 (-8%)	4mo	$47,000	$42	50

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: —
• Equity multiple: 10.00×
• Total profit: $50,131
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 24.63×
• Total profit: $131,669
• Equity at exit: $1,721

Cash invested: $5,572 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $745

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $759	-5% $752	+0% $745	+5% $738	+10% $731
Rent	-10% $657	-5% $701	+0% $745	+5% $789	+10% $833
Rate	-1.0pp $755	-0.5pp $750	base $745	+0.5pp $740	+1.0pp $734

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.20mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.30mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.41mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.57mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.58mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.61mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.72mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.83mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.96mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.09mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	1.28mi

Listing history 11 events

1. 2026-05-27
   status Pending
2. 2026-05-22
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Investor special! 3 bedroom ranch home with attached garage on a decent size lot. Home has potential but does need a bit of work. Good size kitchen with sliding door to deck off the back. There's even a upstairs with half head height to ceiling. Visible mold present in basement and breezeway attaching garage. Large back yard with shed. Friendly neighbors. Bring all offers!

3. 2026-05-22
   status Pending

   Show marketing remark (375 chars)

   Investor special! 3 bedroom ranch home with attached garage on a decent size lot. Home has potential but does need a bit of work. Good size kitchen with sliding door to deck off the back. There's even a upstairs with half head height to ceiling. Visible mold present in basement and breezeway attaching garage. Large back yard with shed. Friendly neighbors. Bring all offers!

4. 2026-05-21
   historical
5. 2026-05-15
   listed $19,900 Active

   Show marketing remark (375 chars)

   Investor special! 3 bedroom ranch home with attached garage on a decent size lot. Home has potential but does need a bit of work. Good size kitchen with sliding door to deck off the back. There's even a upstairs with half head height to ceiling. Visible mold present in basement and breezeway attaching garage. Large back yard with shed. Friendly neighbors. Bring all offers!

6. 2026-05-15
   listed $19,900 Active 375-char remark

   Show marketing remark (375 chars)

   Investor special! 3 bedroom ranch home with attached garage on a decent size lot. Home has potential but does need a bit of work. Good size kitchen with sliding door to deck off the back. There's even a upstairs with half head height to ceiling. Visible mold present in basement and breezeway attaching garage. Large back yard with shed. Friendly neighbors. Bring all offers!

7. 2014-09-11
   soldstatus $7,500 128-char remark

   Show marketing remark (128 chars)

   Pool sale 7/31!!!! This beauty has it all!! A nice ranch with a large yard, open kitchen, wood floors, near the highway and more

8. 2014-09-11
   soldstatus $7,500

   Show marketing remark (128 chars)

   Pool sale 7/31!!!! This beauty has it all!! A nice ranch with a large yard, open kitchen, wood floors, near the highway and more

9. 2014-07-31
   historical 128-char remark

   Show marketing remark (128 chars)

   Pool sale 7/31!!!! This beauty has it all!! A nice ranch with a large yard, open kitchen, wood floors, near the highway and more

10. 2014-04-25
    listed $11,999 128-char remark

    Show marketing remark (128 chars)

    Pool sale 7/31!!!! This beauty has it all!! A nice ranch with a large yard, open kitchen, wood floors, near the highway and more

11. 2014-04-25
    listed $11,999

    Show marketing remark (128 chars)

    Pool sale 7/31!!!! This beauty has it all!! A nice ranch with a large yard, open kitchen, wood floors, near the highway and more

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,402
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$579
• Taxable income: $9,166
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $6,738/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

+65.8% since first listed

11 events — show timeline

• 2026-05-27 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-21 Listing Removed — REALCOMP
• 2026-05-15 Listed $19,900 MiRealSource-MiMLS
• 2026-05-15 Listed $19,900 REALCOMP
• 2014-09-11 Sold (MLS) $7,500 REALCOMP
• 2014-09-11 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2014-07-31 Listing Removed — MiRealSource-MiMLS
• 2014-04-25 Listed $11,999 REALCOMP
• 2014-04-25 Listed $11,999 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $1,546 · +1.8% YoY. Source: county tax records.