3210 Wyoming Ave Ave · Flint, MI 48506

$69,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 113 Days on market

Built 1956 5,227 sqft lot Est $71k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.3/15.0
• 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 investment opportunity! This 3-bedroom, 1-bath home offers strong rental potential and a functional layout. Ideal for buy-and-hold investors or those looking to add value through updates. Property is being sold as-is, making it a perfect opportunity to build equity and maximize returns.

Key facts

• 5,227 sq ft lot
• Built 1956
• Listed 113 days

Property features AI

Finance

• Other: Subdivision: WESTERN ROAD ANNEX; Cross streets near Leith and Center
• Financial info: Annual tax amount listed
• HOA & community: Homeowners association present

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; One story
• Construction: Wood siding exterior; Slab foundation; Built area approximately 936 square feet
• Exterior features: Lot dimensions approximately 103 x 50

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: 5 total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% 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: 202 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $70k implies a 774% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.48% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $71,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Arizona Ave	0.23mi	3/1.0	900 (-4%)	1mo	$92,900	$103	82
2925 Colorado Ave	0.26mi	3/1.0	900 (-4%)	3mo	$25,000	$28	79
3705 Aldon Ln	0.41mi	3/1.0	917 (-2%)	3mo	$69,900	$76	75
3702 Branch Rd	0.22mi	3/1.0	874 (-7%)	5mo	$50,000	$57	74
3121 Thom St	0.16mi	2/1.0 (-1)	984 (+5%)	8mo	$62,900	$64	73
3413 Dakota Ave	0.32mi	3/2.0	1,018 (+9%)	2mo	$113,351	$111	65
3220 Woodrow Ave	0.58mi	3/1.0	910 (-3%)	5mo	$71,000	$78	64
3809 Delaware Ave	0.63mi	3/1.0	898 (-4%)	3mo	$140,000	$156	62
2310 Thom St	0.71mi	2/1.0 (-1)	939 (+0%)	8mo	$25,000	$27	55
2908 Douglas Ave	0.42mi	2/1.0 (-1)	823 (-12%)	2mo	$68,900	$84	54
3912 Douglas Ave	0.44mi	2/1.0 (-1)	820 (-12%)	6mo	$33,000	$40	49
3213 Holly Ave	0.70mi	3/1.0	799 (-15%)	3mo	$34,000	$43	41

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $10,613
• Equity at exit: $10,422

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $37,517
• Equity at exit: $6,044

Cash invested: $19,572 (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 48506

• Active inventory: 202
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $344

Break-even live

Break-even rent $597

Max offer price $69,900

Occupancy floor 62%

Sensitivity live

Price	-10% $384	-5% $364	+0% $344	+5% $325	+10% $305
Rent	-10% $263	-5% $304	+0% $344	+5% $385	+10% $426
Rate	-1.0pp $380	-0.5pp $362	base $344	+0.5pp $326	+1.0pp $308

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	0.20mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	0.25mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	14d	1	0.62mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	0.97mi

Listing history 19 events

1. 2026-05-21
   status Pending

   Show marketing remark (293 chars)

   Great investment opportunity! This 3-bedroom, 1-bath home offers strong rental potential and a functional layout. Ideal for buy-and-hold investors or those looking to add value through updates. Property is being sold as-is, making it a perfect opportunity to build equity and maximize returns.

2. 2026-05-21
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Great investment opportunity! This 3-bedroom, 1-bath home offers strong rental potential and a functional layout. Ideal for buy-and-hold investors or those looking to add value through updates. Property is being sold as-is, making it a perfect opportunity to build equity and maximize returns.

3. 2026-01-14
   listed $69,900 Active

   Show marketing remark (293 chars)

   Great investment opportunity! This 3-bedroom, 1-bath home offers strong rental potential and a functional layout. Ideal for buy-and-hold investors or those looking to add value through updates. Property is being sold as-is, making it a perfect opportunity to build equity and maximize returns.

4. 2026-01-14
   listed $69,900 Active 293-char remark

   Show marketing remark (293 chars)

   Great investment opportunity! This 3-bedroom, 1-bath home offers strong rental potential and a functional layout. Ideal for buy-and-hold investors or those looking to add value through updates. Property is being sold as-is, making it a perfect opportunity to build equity and maximize returns.

5. 2025-08-30
   historical $1,100
6. 2025-06-25
   listed $1,100
7. 2008-08-28
   historical 176-char remark

   Show marketing remark (176 chars)

   Call Today To Buy Or Lease!! Cute 3 Bedroom With Many Recent Updates Including The Kitchen, Bathroom, Carpet, Paint & Tile. 1-2 Year Lease Available Only $450.00 A Month!

8. 2008-07-24
   listed $33,900 176-char remark

   Show marketing remark (176 chars)

   Call Today To Buy Or Lease!! Cute 3 Bedroom With Many Recent Updates Including The Kitchen, Bathroom, Carpet, Paint & Tile. 1-2 Year Lease Available Only $450.00 A Month!

9. 2008-01-29
   soldstatus $8,000
10. 2008-01-29
    soldstatus $8,000
11. 2008-01-18
    historical
12. 2007-12-06
    listed $14,900
13. 2007-12-06
    listed $14,900
14. 2006-05-08
    soldstatus $53,000
15. 2006-05-08
    soldstatus $53,000
16. 2006-05-01
    historical
17. 2006-04-03
    listed $52,000
18. 2006-04-03
    listed $52,000
19. 2005-08-19
    soldstatus $58,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$82/yr (+$7/mo · 9.0%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,395
• − Mortgage interest: −$3,915
• − Property taxes: −$912
• − Insurance: −$350
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,033
• Taxable income: $3,202
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $3,364/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+20.5% since first listed

19 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-01-14 Listed $69,900 MiRealSource-MiMLS
• 2026-01-14 Listed $69,900 REALCOMP
• 2025-08-30 Rental Removed $1,100 TENANTTURNER2
• 2025-06-25 Listed for Rent $1,100 TENANTTURNER2
• 2008-08-28 Listing Removed — REALCOMP
• 2008-07-24 Listed $33,900 REALCOMP
• 2008-01-29 Sold (MLS) $8,000 REALCOMP
• 2008-01-29 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2008-01-18 Listing Removed — MiRealSource-MiMLS
• 2007-12-06 Listed $14,900 REALCOMP
• 2007-12-06 Listed $14,900 MiRealSource-MiMLS
• 2006-05-08 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2006-05-08 Sold (MLS) $53,000 REALCOMP
• 2006-05-01 Listing Removed — MiRealSource-MiMLS
• 2006-04-03 Listed $52,000 MiRealSource-MiMLS
• 2006-04-03 Listed $52,000 REALCOMP
• 2005-08-19 Sold (Public Records) $58,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $912 · +1.6% YoY. Source: county tax records.