2013 E Court St · Flint, MI 48503

$91,000

3 bd · 1.5 ba · 1,484 sqft · SingleFamily public records · 275 Days on market

Built 1951 4,792 sqft lot Est $122k · 25% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• 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

Who's looking for a great home, in the College Cultural Neighborhood? Take a look at this cute, 3 bedroom, 2 bathroom home siting on a nice city lot. This home has a large over sized living room, formal dining room and kitchen. Relax or entertain in the finished basement, home has a nice fenced-in backyard and a 1.5 car attached garage. Close to parks, The Cultural Center, expressways, Mott College, University of Michigan and Downtown Flint. Bring all offers as this one won't last long.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl and wood siding
• Exterior features: Lot roughly 49 x 100 (0.11 acres); Subdivision: WOODLAWN PARK 2; Cross street: East of Franklin / West of Dort

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Partially finished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $80k (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).
• This rent runs 31% 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 $629 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $30k; list at $91k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 1951 — 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: 1.25% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $121,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Mountain Ave	0.04mi	3/1.5	1,415 (-5%)	8mo	$148,000	$105	84
1817 Montclair Ave	0.19mi	3/1.5	1,377 (-7%)	0mo	$165,000	$120	79
602 Lafayette St	0.18mi	3/1.5	1,355 (-9%)	2mo	$103,500	$76	75
2313 Brookside Dr	0.27mi	3/1.5	1,389 (-6%)	6mo	$127,000	$91	72
2119 Mountain Ave	0.09mi	3/1.5	1,685 (+14%)	3mo	$175,000	$104	71
1622 E Court St	0.24mi	3/1.0	1,380 (-7%)	5mo	$70,000	$51	71
1815 E 2nd St	0.29mi	2/2.0 (-1)	1,432 (-4%)	7mo	$107,000	$75	68
618 S Meade St	0.37mi	3/1.0	1,570 (+6%)	6mo	$60,000	$38	66
2202 Windemere Ave	0.13mi	3/1.0	1,298 (-12%)	6mo	$129,900	$100	66
622 Chalmers St	0.31mi	3/1.5	1,639 (+10%)	6mo	$125,000	$76	63
915 E 8th St	0.67mi	2/3.0 (-1)	1,424 (-4%)	2mo	$25,000	$18	49
1826 Whittlesey St	0.71mi	3/1.0	1,642 (+11%)	2mo	$134,900	$82	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.35×
• Total profit: $9,013
• Equity at exit: $13,568

10-year hold

• IRR: 21.6%
• Equity multiple: 3.28×
• Total profit: $58,085
• Equity at exit: $7,868

Cash invested: $25,480 (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: $1,137 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $279

Break-even live

Break-even rent $784

Max offer price $91,000

Occupancy floor 70%

Sensitivity live

Price	-10% $330	-5% $304	+0% $279	+5% $253	+10% $227
Rent	-10% $189	-5% $234	+0% $279	+5% $323	+10% $368
Rate	-1.0pp $324	-0.5pp $302	base $279	+0.5pp $255	+1.0pp $231

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	0.83mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	14d	4	1.19mi

Listing history 26 events

1. 2026-06-18
   days on market $91,000 Active 275 DOM
2. 2026-06-17
   days on market $91,000 Active 274 DOM
3. 2026-06-16
   days on market $91,000 Active 273 DOM
4. 2026-06-15
   days on market $91,000 Active 272 DOM
5. 2026-06-14
   days on market $91,000 Active 270 DOM
6. 2026-06-13
   days on market $91,000 Active 269 DOM
7. 2026-06-10
   days on market $91,000 Active 267 DOM
8. 2026-06-09
   days on market $91,000 Active 266 DOM
9. 2026-06-08
   days on market $91,000 Active 265 DOM
10. 2026-06-07
    days on market $91,000 Active 264 DOM
11. 2026-06-05
    days on market $91,000 Active 261 DOM
12. 2026-06-03
    days on market $91,000 Active 260 DOM
13. 2026-06-02
    days on market $91,000 Active 259 DOM
14. 2026-06-01
    days on market $91,000 Active 258 DOM
15. 2026-05-31
    days on market $91,000 Active 257 DOM
16. 2026-05-30
    days on market $91,000 Active 256 DOM
17. 2025-10-07
    price $91,000 492-char remark

    Show marketing remark (492 chars)

    Who's looking for a great home, in the College Cultural Neighborhood? Take a look at this cute, 3 bedroom, 2 bathroom home siting on a nice city lot. This home has a large over sized living room, formal dining room and kitchen. Relax or entertain in the finished basement, home has a nice fenced-in backyard and a 1.5 car attached garage. Close to parks, The Cultural Center, expressways, Mott College, University of Michigan and Downtown Flint. Bring all offers as this one won't last long.

18. 2025-10-06
    price $91,000
19. 2025-09-16
    listed $91,900 Active

    Show marketing remark (492 chars)

    Who's looking for a great home, in the College Cultural Neighborhood? Take a look at this cute, 3 bedroom, 2 bathroom home siting on a nice city lot. This home has a large over sized living room, formal dining room and kitchen. Relax or entertain in the finished basement, home has a nice fenced-in backyard and a 1.5 car attached garage. Close to parks, The Cultural Center, expressways, Mott College, University of Michigan and Downtown Flint. Bring all offers as this one won't last long.

20. 2025-09-16
    listed $91,900 Active 492-char remark

    Show marketing remark (492 chars)

    Who's looking for a great home, in the College Cultural Neighborhood? Take a look at this cute, 3 bedroom, 2 bathroom home siting on a nice city lot. This home has a large over sized living room, formal dining room and kitchen. Relax or entertain in the finished basement, home has a nice fenced-in backyard and a 1.5 car attached garage. Close to parks, The Cultural Center, expressways, Mott College, University of Michigan and Downtown Flint. Bring all offers as this one won't last long.

21. 2025-09-09
    historical $91,900 492-char remark

    Show marketing remark (492 chars)

    Who's looking for a great home, in the College Cultural Neighborhood? Take a look at this cute, 3 bedroom, 2 bathroom home siting on a nice city lot. This home has a large over sized living room, formal dining room and kitchen. Relax or entertain in the finished basement, home has a nice fenced-in backyard and a 1.5 car attached garage. Close to parks, The Cultural Center, expressways, Mott College, University of Michigan and Downtown Flint. Bring all offers as this one won't last long.

22. 2009-08-19
    soldstatus $30,000 164-char remark

    Show marketing remark (164 chars)

    Bank Sale To Be As-is, Home In Good Cond, Proof Of Funds With All Offers, Sale Property Taxes Not Avail At Time Of Listing, Buyers Agent To Verify Any And All Info.

23. 2009-08-19
    soldstatus $30,000

    Show marketing remark (164 chars)

    Bank Sale To Be As-is, Home In Good Cond, Proof Of Funds With All Offers, Sale Property Taxes Not Avail At Time Of Listing, Buyers Agent To Verify Any And All Info.

24. 2009-04-02
    historical
25. 2009-01-05
    listed $34,900 164-char remark

    Show marketing remark (164 chars)

    Bank Sale To Be As-is, Home In Good Cond, Proof Of Funds With All Offers, Sale Property Taxes Not Avail At Time Of Listing, Buyers Agent To Verify Any And All Info.

26. 2009-01-05
    listed $34,900

    Show marketing remark (164 chars)

    Bank Sale To Be As-is, Home In Good Cond, Proof Of Funds With All Offers, Sale Property Taxes Not Avail At Time Of Listing, Buyers Agent To Verify Any And All Info.

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$73/yr (+$6/mo · 5.8%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,644
• − Mortgage interest: −$5,097
• − Property taxes: −$1,255
• − Insurance: −$455
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,647
• Taxable income: $2,006
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,861/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

+160.7% since first listed

10 events — show timeline

• 2025-10-07 Price Changed $91,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $91,000 REALCOMP
• 2025-09-16 Listed $91,900 REALCOMP
• 2025-09-16 Listed $91,900 MiRealSource-MiMLS
• 2025-09-09 Coming Soon $91,900 MiRealSource-MiMLS
• 2009-08-19 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2009-08-19 Sold (MLS) $30,000 REALCOMP
• 2009-04-02 Listing Removed — MiRealSource-MiMLS
• 2009-01-05 Listed $34,900 MiRealSource-MiMLS
• 2009-01-05 Listed $34,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $1,255 · +1.7% YoY. Source: county tax records.