822 Campbell St · Flint, MI 48507

$41,900

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 47 Days on market

Built 1925 3,485 sqft lot Est $68k · 39% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

Key facts

• 3,485 sq ft lot
• Parking
• Built 1925

Property features AI

Finance

• Financial info: Annual tax amount listed (see listing for details); Reported rents: two 1-bedroom units at $550 each

Exterior

• Parking: 1 total parking space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Multi-family residential income property
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 35 x 105 (about 3,485 sq ft / 0.08 acres)

Interior

• Bedrooms: One 1-bedroom unit at front right; One 1-bedroom unit at left rear
• Bathrooms: Each listed unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 soft (-1.0%/yr); 206 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $290 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 26y 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 $28k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,643 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.14% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.70%
• DSCR: 2.68
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $68,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Brunswick Ave	0.07mi	3/1.0 (+1)	921 (-4%)	4mo	$25,000	$27	78
934 Campbell St	0.15mi	3/1.0 (+1)	924 (-4%)	1mo	$89,000	$96	77
1105 Lincoln Ave	0.33mi	2/1.0	896 (-7%)	2mo	$38,000	$42	68
1514 Vermilya Ave	0.62mi	2/1.0	952 (-1%)	0mo	$66,000	$69	66
912 Markham St	0.41mi	2/1.0	1,020 (+6%)	4mo	$71,000	$70	63
1902 Crestbrook Ln	0.70mi	3/1.0 (+1)	969 (+1%)	1mo	$111,000	$115	56
1514 W Atherton Rd	0.58mi	3/1.0 (+1)	925 (-4%)	2mo	$35,000	$38	56
1413 Waldman Ave	0.53mi	3/1.0 (+1)	903 (-6%)	4mo	$99,900	$111	53
612 Alvord Ave	0.30mi	3/1.0 (+1)	1,082 (+13%)	4mo	$76,500	$71	52
1418 Blueberry Ln	0.54mi	3/1.0 (+1)	1,045 (+9%)	4mo	$78,000	$75	48
839 Barrie Ave	0.45mi	2/1.0	816 (-15%)	3mo	$35,000	$43	47
1186 E Decamp St	0.60mi	3/1.0 (+1)	1,100 (+15%)	4mo	$84,000	$76	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.20×
• Total profit: $14,105
• Equity at exit: $6,247

10-year hold

• IRR: 35.4%
• Equity multiple: 3.77×
• Total profit: $32,545
• Equity at exit: $3,623

Cash invested: $11,732 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $896 high
• Mortgage (P&I): −$220
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $369

Break-even live

Break-even rent $429

Max offer price $41,900

Occupancy floor 54%

Sensitivity live

Price	-10% $392	-5% $380	+0% $369	+5% $357	+10% $345
Rent	-10% $298	-5% $333	+0% $369	+5% $404	+10% $439
Rate	-1.0pp $390	-0.5pp $379	base $369	+0.5pp $358	+1.0pp $347

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: $10,475
• Closing costs: $1,257
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.16mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.52mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.56mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.59mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.30mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $41,900 Active 47 DOM
2. 2026-06-17
   days on market $41,900 Active 46 DOM
3. 2026-06-16
   days on market $41,900 Active 45 DOM
4. 2026-06-15
   days on market $41,900 Active 44 DOM
5. 2026-06-14
   days on market $41,900 Active 42 DOM
6. 2026-06-13
   days on market $41,900 Active 41 DOM
7. 2026-06-10
   days on market $41,900 Active 39 DOM
8. 2026-06-09
   days on market $41,900 Active 38 DOM
9. 2026-06-08
   days on market $41,900 Active 37 DOM
10. 2026-06-07
    days on market $41,900 Active 36 DOM
11. 2026-06-05
    days on market $41,900 Active 33 DOM
12. 2026-06-03
    days on market $41,900 Active 32 DOM
13. 2026-06-02
    days on market $41,900 Active 31 DOM
14. 2026-06-01
    days on market $41,900 Active 30 DOM
15. 2026-05-31
    days on market $41,900 Active 29 DOM
16. 2026-05-30
    days on market $41,900 Active 28 DOM
17. 2026-05-21
    status Active

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

18. 2026-05-21
    status Active 407-char remark

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

19. 2026-05-12
    status Pending

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

20. 2026-05-12
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

21. 2026-04-21
    listed $41,900 Active

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

22. 2026-04-21
    listed $41,900 Active 407-char remark

    Show marketing remark (407 chars)

    Rare opportunity to have your own move in ready home or investment property for under $50,000! This 2 bedroom 2 bath home is the perfect fit for couples and small families. A short distance to schools and quick access to Interstate 475 make this an easy commute to jobs or nearby colleges and Universities. Why pay rent when you can just buy one? Contact Michael Palmer at 269-580-1515 for more information!

23. 2026-04-01
    historical
24. 2026-03-31
    historical
25. 2026-01-20
    price $44,900
26. 2026-01-20
    price $44,900
27. 2025-12-10
    status Active
28. 2025-12-10
    historical
29. 2025-10-18
    listed $49,900 Active
30. 2025-10-18
    listed $49,900 Active
31. 2025-02-12
    historical
32. 2025-02-11
    historical
33. 2025-01-08
    listed $39,900 Active
34. 2025-01-08
    listed $39,900 Active
35. 2024-12-06
    historical
36. 2024-12-05
    historical
37. 2024-07-30
    price $39,900
38. 2024-07-30
    price $39,900
39. 2024-07-30
    price $39,900
40. 2024-05-14
    listed $44,900 Active
41. 2024-05-14
    listed $44,900 Active
42. 2023-03-16
    soldstatus $28,000 Sold
43. 2023-03-16
    soldstatus $28,000 Closed
44. 2023-02-13
    status Pending
45. 2023-02-13
    status Pending
46. 2023-02-10
    listed $34,900 Active
47. 2023-02-09
    historical
48. 2023-02-09
    historical
49. 2023-01-30
    listed $34,900 Active
50. 2023-01-30
    listed $34,900 Active

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 ≥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: $10,746
• − Mortgage interest: −$2,347
• − Property taxes: −$1,220
• − Insurance: −$210
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,219
• Taxable income: $4,031
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $3,455/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

-6.7% since first listed

67 events — show timeline

• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-04-21 Listed $41,900 MiRealSource-MiMLS
• 2026-04-21 Listed $41,900 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-01-20 Price Changed $44,900 MiRealSource-MiMLS
• 2026-01-20 Price Changed $44,900 REALCOMP
• 2025-12-10 Relisted — REALCOMP
• 2025-12-10 Listing Removed — REALCOMP
• 2025-10-18 Listed $49,900 MiRealSource-MiMLS
• 2025-10-18 Listed $49,900 REALCOMP
• 2025-02-12 Listing Removed — REALCOMP
• 2025-02-11 Listing Removed — MiRealSource-MiMLS
• 2025-01-08 Listed $39,900 REALCOMP
• 2025-01-08 Listed $39,900 MiRealSource-MiMLS
• 2024-12-06 Listing Removed — MiRealSource-MiMLS
• 2024-12-05 Listing Removed — REALCOMP
• 2024-07-30 Price Changed $39,900 MiRealSource-MiMLS
• 2024-07-30 Price Changed $39,900 REALCOMP
• 2024-07-30 Price Changed $39,900 SW Michigan MLS
• 2024-05-14 Listed $44,900 MiRealSource-MiMLS
• 2024-05-14 Listed $44,900 REALCOMP
• 2023-03-16 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2023-03-16 Sold (MLS) $28,000 REALCOMP
• 2023-02-13 Pending — MiRealSource-MiMLS
• 2023-02-13 Pending — REALCOMP
• 2023-02-10 Listed $34,900 REALCOMP
• 2023-02-09 Listing Removed — MiRealSource-MiMLS
• 2023-02-09 Listing Removed — REALCOMP
• 2023-01-30 Listed $34,900 MiRealSource-MiMLS
• 2023-01-30 Listed $34,900 MiRealSource-MiMLS
• 2023-01-30 Listed $34,900 REALCOMP
• 2019-08-25 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2019-08-25 Sold (MLS) $24,000 REALCOMP
• 2019-07-18 Pending — REALCOMP
• 2019-07-18 Pending — MiRealSource-MiMLS
• 2019-06-20 Listed $27,900 MiRealSource-MiMLS
• 2019-06-20 Listed $27,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2006-06-30 Listing Removed — MiRealSource-MiMLS
• 2006-02-10 Listed $46,000 MiRealSource-MiMLS
• 2005-05-20 Listing Removed — MiRealSource-MiMLS
• 2004-10-06 Listed $24,900 MiRealSource-MiMLS
• 2004-07-21 Listing Removed — MiRealSource-MiMLS
• 2003-07-23 Listed $45,000 MiRealSource-MiMLS
• 2003-07-23 Listed $45,000 REALCOMP
• 2002-10-15 Sold (Public Records) $38,000 Public Records
• 2002-10-03 Sold (MLS) $38,000 REALCOMP
• 2002-10-03 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2002-09-05 Listing Removed — MiRealSource-MiMLS
• 2001-09-11 Listed $39,900 REALCOMP
• 2001-09-11 Listed $39,900 MiRealSource-MiMLS
• 2001-06-05 Listing Removed — MiRealSource-MiMLS
• 2001-01-09 Listed $46,000 MiRealSource-MiMLS
• 2001-01-09 Listed $46,000 REALCOMP
• 2000-11-05 Listing Removed — MiRealSource-MiMLS
• 2000-11-05 Listing Removed — MiRealSource-MiMLS
• 2000-11-05 Listing Removed — REALCOMP
• 2000-05-08 Listed $50,000 MiRealSource-MiMLS
• 2000-05-08 Listed $50,000 MiRealSource-MiMLS
• 2000-05-08 Listed $50,000 REALCOMP
• 2000-04-24 Listing Removed — MiRealSource-MiMLS
• 2000-01-26 Listed $44,900 MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $1,220 · -1.2% YoY. Source: county tax records.