3218 Trumbull Ave · Flint, MI 48504

$16,500

2 bd · 1.0 ba · 769 sqft · SingleFamily public records · 41 Days on market

Built 1950 6,534 sqft lot Est $26k · 37% under ↓ 40% since listing

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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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Fixer-Upper Special located in the West of Flint in a Great Area. This fixer-upper features a large backyard, full basement, and plenty of room to renovate, customize, or add value. Perfect for investors, flippers, or buyers looking to create their dream home. It's located near the Mclaren Flint Hospital, Walgreens, Restaurants & much more.

Key facts

• 6,534 sq ft lot
• Built 1950
• Listed 41 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (59.06 x 107.36)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living space)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Accessible entrance, accessible bedroom, accessible closets, accessible doors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $16k).
• Recommended offer: $16k (3.0% below list) — sets the bar for market timing.
• Cap rate 48.6% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $114 of loan paydown is wiped out by about $495 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $8k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $16k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,005 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 5.32% ✓
• Cap rate: 48.61%
• Cash-on-cash: 151.15%
• DSCR: 7.73
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $26,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3221 Burgess St	0.07mi	2/1.0	755 (-2%)	3mo	$15,900	$21	91
3501 Fleming Rd	0.13mi	2/1.0	764 (-1%)	12mo	$25,000	$33	83
2713 Brownell Blvd	0.33mi	2/1.0	728 (-5%)	5mo	$35,000	$48	72
1713 W Dartmouth St	0.23mi	3/1.0 (+1)	720 (-6%)	5mo	$69,900	$97	70
3721 Trumbull Ave	0.27mi	2/1.0	742 (-4%)	15mo	$25,000	$34	69
2632 Landon St	0.31mi	2/1.0	740 (-4%)	17mo	$18,500	$25	65
3501 Milbourne Ave	0.35mi	2/1.0	752 (-2%)	19mo	$24,000	$32	64
3622 Winona St	0.31mi	2/1.0	697 (-9%)	11mo	$54,900	$79	61
2101 W Dartmouth St	0.33mi	2/1.0	724 (-6%)	17mo	$26,000	$36	61
2909 Wisner St	0.42mi	2/1.0	816 (+6%)	12mo	$10,400	$13	60
3143 Maywood Dr	0.67mi	3/1.0 (+1)	882 (+15%)	1mo	$35,000	$40	39
2718 Dupont St	0.62mi	3/1.0 (+1)	864 (+12%)	18mo	$9,990	$12	31

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: —
• Equity multiple: 8.45×
• Total profit: $34,400
• Equity at exit: $2,460

10-year hold

• IRR: —
• Equity multiple: 17.82×
• Total profit: $77,727
• Equity at exit: $1,427

Cash invested: $4,620 (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: 1.6×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$87
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $582

Break-even live

Break-even rent $142

Max offer price $16,500

Occupancy floor 29%

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: $4,125
• Closing costs: $495
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.07mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	0.23mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.50mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.17mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.18mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.18mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.18mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.20mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.33mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.35mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	1.48mi

Listing history 49 events

1. 2026-06-18
   days on market $16,500 Active 41 DOM
2. 2026-06-17
   days on market $16,500 Active 40 DOM
3. 2026-06-16
   days on market $16,500 Active 39 DOM
4. 2026-06-15
   days on market $16,500 Active 38 DOM
5. 2026-06-14
   days on market $16,500 Active 36 DOM
6. 2026-06-13
   days on market $16,500 Active 35 DOM
7. 2026-06-10
   days on market $16,500 Active 33 DOM
8. 2026-06-09
   days on market $16,500 Active 32 DOM
9. 2026-06-08
   days on market $16,500 Active 31 DOM
10. 2026-06-07
    days on market $16,500 Active 30 DOM
11. 2026-06-05
    pricedays on market $16,500 Active 27 DOM
12. 2026-06-03
    days on market $19,500 Active 26 DOM
13. 2026-06-02
    days on market $19,500 Active 25 DOM
14. 2026-06-01
    days on market $19,500 Active 24 DOM
15. 2026-05-31
    days on market $19,500 Active 23 DOM
16. 2026-05-30
    days on market $19,500 Active 22 DOM
17. 2026-05-14
    price $21,500 364-char remark

    Show marketing remark (364 chars)

    Welcome to this Fixer-Upper Special located in the West of Flint in a Great Area. This fixer-upper features a large backyard, full basement, and plenty of room to renovate, customize, or add value. Perfect for investors, flippers, or buyers looking to create their dream home. It's located near the Mclaren Flint Hospital, Walgreens, Restaurants & much more.

18. 2026-05-14
    price $21,500

    Show marketing remark (364 chars)

    Welcome to this Fixer-Upper Special located in the West of Flint in a Great Area. This fixer-upper features a large backyard, full basement, and plenty of room to renovate, customize, or add value. Perfect for investors, flippers, or buyers looking to create their dream home. It's located near the Mclaren Flint Hospital, Walgreens, Restaurants & much more.

19. 2026-05-08
    listed $25,000 Active 364-char remark

    Show marketing remark (364 chars)

    Welcome to this Fixer-Upper Special located in the West of Flint in a Great Area. This fixer-upper features a large backyard, full basement, and plenty of room to renovate, customize, or add value. Perfect for investors, flippers, or buyers looking to create their dream home. It's located near the Mclaren Flint Hospital, Walgreens, Restaurants & much more.

20. 2026-05-08
    listed $25,000 Active

    Show marketing remark (364 chars)

    Welcome to this Fixer-Upper Special located in the West of Flint in a Great Area. This fixer-upper features a large backyard, full basement, and plenty of room to renovate, customize, or add value. Perfect for investors, flippers, or buyers looking to create their dream home. It's located near the Mclaren Flint Hospital, Walgreens, Restaurants & much more.

21. 2026-04-21
    status Pending 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

22. 2026-04-21
    status Pending

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

23. 2026-04-17
    soldstatus $3,000 Closed 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

24. 2026-04-17
    soldstatus $3,000 Closed

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

25. 2026-03-30
    historical Active Under Contract 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

26. 2026-03-30
    historical Accepting Backup Offers

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

27. 2026-03-25
    status Pending 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

28. 2026-03-25
    status Pending

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

29. 2026-03-07
    price $6,000

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

30. 2026-03-07
    price $6,000 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

31. 2026-02-25
    price $8,000

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

32. 2026-02-25
    price $8,000 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

33. 2026-01-09
    listed $10,000 Active 118-char remark

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

34. 2026-01-09
    listed $10,000 Active

    Show marketing remark (118 chars)

    Not a drive by. .. Seller is wanting to sell. He has relocated and can not do the remodeling. no showings until Monday

35. 2014-05-23
    soldstatus $1,600
36. 2014-05-23
    soldstatus $1,600
37. 2014-05-01
    historical
38. 2013-12-23
    listed $1,900
39. 2013-12-23
    listed $1,900
40. 2010-12-06
    historical
41. 2009-12-30
    historical
42. 2007-09-30
    listed $39,900
43. 2007-09-30
    listed $39,900
44. 2003-03-26
    soldstatus $37,600
45. 2003-03-17
    soldstatus $37,600
46. 2003-03-17
    soldstatus $37,600
47. 2003-02-08
    historical
48. 2003-01-18
    listed $36,000
49. 2003-01-18
    listed $36,000

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $238 · $20/mo
• Expected delta: +$16/yr (+$1/mo · 7.4%)

ⓘ 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: $10,538
• − Mortgage interest: −$924
• − Property taxes: −$221
• − Insurance: −$82
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$480
• Taxable income: $7,144
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $5,268/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

-40.3% since first listed

33 events — show timeline

• 2026-05-14 Price Changed $21,500 MiRealSource-MiMLS
• 2026-05-14 Price Changed $21,500 REALCOMP
• 2026-05-08 Listed $25,000 REALCOMP
• 2026-05-08 Listed $25,000 MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-17 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2026-04-17 Sold (MLS) $3,000 REALCOMP
• 2026-03-30 Contingent — REALCOMP
• 2026-03-30 Contingent — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-07 Price Changed $6,000 MiRealSource-MiMLS
• 2026-03-07 Price Changed $6,000 REALCOMP
• 2026-02-25 Price Changed $8,000 MiRealSource-MiMLS
• 2026-02-25 Price Changed $8,000 REALCOMP
• 2026-01-09 Listed $10,000 REALCOMP
• 2026-01-09 Listed $10,000 MiRealSource-MiMLS
• 2014-05-23 Sold (MLS) $1,600 MiRealSource-MiMLS
• 2014-05-23 Sold (MLS) $1,600 REALCOMP
• 2014-05-01 Listing Removed — MiRealSource-MiMLS
• 2013-12-23 Listed $1,900 MiRealSource-MiMLS
• 2013-12-23 Listed $1,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2009-12-30 Listing Removed — MiRealSource-MiMLS
• 2007-09-30 Listed $39,900 MiRealSource-MiMLS
• 2007-09-30 Listed $39,900 REALCOMP
• 2003-03-26 Sold (Public Records) $37,600 Public Records
• 2003-03-17 Sold (MLS) $37,600 MiRealSource-MiMLS
• 2003-03-17 Sold (MLS) $37,600 REALCOMP
• 2003-02-08 Listing Removed — MiRealSource-MiMLS
• 2003-01-18 Listed $36,000 MiRealSource-MiMLS
• 2003-01-18 Listed $36,000 REALCOMP

Property tax history

-24.1%/yr

Latest (2018): $221 · -68.1% YoY. Source: county tax records.