410 E Fourth St · Flint, MI 48503

$89,900

7 bd · 2.0 ba · 2,726 sqft · SingleFamily public records · 32 Days on market

10,454 sqft lot Est $158k · 43% under ↓ 10% 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
• 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

Investors Special. Take a look at this Fantastic Investment Opportunity Before it's Gone! Repairs Already Started, Just Finish the Remodel! All Contents within the Home are Included. Located in High Demand Area of Flint. Perfect for Housing or Used as a Rental Property with 7 Bedrooms! Come Finish the Job for a Rental for Flint Universities.

Key facts

• High demand area
• 0.24 acre lot
• Listed 32 days

Tags

• REPAIRS ALREADY STARTED
• HIGH DEMAND AREA

Property features AI

Finance

• Other: Residential property type; Above-grade finished area approximately 1,900 square feet; Below-grade finished area approximately 1,890 square feet
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Stucco exterior
• Exterior features: Lot approximately 60 x 120 (0.24 acre)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 7 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% 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; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 42% 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 $622 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.72% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $158,108
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 E Court St	0.21mi	6/3.0 (-1)	3,096 (+14%)	11mo	$179,300	$58	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: 17.7%
• Equity multiple: 1.77×
• Total profit: $19,307
• Equity at exit: $13,404

10-year hold

• IRR: 30.0%
• Equity multiple: 4.47×
• Total profit: $87,471
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $401

Break-even live

Break-even rent $1,036

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $452	-5% $427	+0% $401	+5% $376	+10% $351
Rent	-10% $279	-5% $340	+0% $401	+5% $462	+10% $523
Rate	-1.0pp $447	-0.5pp $424	base $401	+0.5pp $378	+1.0pp $354

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 32 DOM
2. 2026-06-17
   days on market $89,900 Active 31 DOM
3. 2026-06-16
   days on market $89,900 Active 30 DOM
4. 2026-06-15
   days on market $89,900 Active 29 DOM
5. 2026-06-14
   days on market $89,900 Active 27 DOM
6. 2026-06-13
   days on market $89,900 Active 26 DOM
7. 2026-06-10
   days on market $89,900 Active 24 DOM
8. 2026-06-09
   days on market $89,900 Active 23 DOM
9. 2026-06-08
   days on market $89,900 Active 22 DOM
10. 2026-06-07
    days on market $89,900 Active 21 DOM
11. 2026-06-05
    days on market $89,900 Active 18 DOM
12. 2026-06-03
    days on market $89,900 Active 17 DOM
13. 2026-06-02
    days on market $89,900 Active 16 DOM
14. 2026-06-01
    days on market $89,900 Active 15 DOM
15. 2026-05-31
    days on market $89,900 Active 14 DOM
16. 2026-05-30
    days on market $89,900 Active 13 DOM
17. 2026-05-17
    listed $89,900 Active

    Show marketing remark (343 chars)

    Investors Special. Take a look at this Fantastic Investment Opportunity Before it's Gone! Repairs Already Started, Just Finish the Remodel! All Contents within the Home are Included. Located in High Demand Area of Flint. Perfect for Housing or Used as a Rental Property with 7 Bedrooms! Come Finish the Job for a Rental for Flint Universities.

18. 2026-05-17
    listed $89,900 Active 343-char remark

    Show marketing remark (343 chars)

    Investors Special. Take a look at this Fantastic Investment Opportunity Before it's Gone! Repairs Already Started, Just Finish the Remodel! All Contents within the Home are Included. Located in High Demand Area of Flint. Perfect for Housing or Used as a Rental Property with 7 Bedrooms! Come Finish the Job for a Rental for Flint Universities.

19. 2026-04-18
    historical
20. 2026-04-14
    price $89,900
21. 2026-04-14
    price $89,900
22. 2025-12-11
    status Active
23. 2025-12-11
    status Active
24. 2025-03-27
    status Pending
25. 2025-03-27
    status Pending
26. 2025-03-27
    historical
27. 2024-10-22
    listed $99,900 Active
28. 2024-10-22
    listed $99,900 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: $3,716 · $310/mo
• Projected year-2 tax: $3,716 · $310/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: $18,532
• − Mortgage interest: −$5,036
• − Property taxes: −$3,716
• − Insurance: −$450
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,615
• Taxable income: $3,750
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,917/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

-10.0% since first listed

12 events — show timeline

• 2026-05-17 Listed $89,900 REALCOMP
• 2026-05-17 Listed $89,900 MiRealSource-MiMLS
• 2026-04-18 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $89,900 REALCOMP
• 2025-12-11 Relisted — REALCOMP
• 2025-12-11 Relisted — MiRealSource-MiMLS
• 2025-03-27 Pending — REALCOMP
• 2025-03-27 Pending — MiRealSource-MiMLS
• 2025-03-27 Listing Removed — REALCOMP
• 2024-10-22 Listed $99,900 REALCOMP
• 2024-10-22 Listed $99,900 MiRealSource-MiMLS

Property tax history

+11.7%/yr

Latest (2025): $3,716 · +2.1% YoY. Source: county tax records.