3216 Walton Ave · Flint, MI 48504

$49,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 3 Days on market

Built 1980 6,970 sqft lot Est $37k · 33% over ↓ 37% since listing

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman special with loads of potential! This 3-bedroom, 1-bath home is ready for your personal touch and offers a great opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is. Don't miss the chance to transform this property into something special - schedule your showing today!

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Located in the Longfellow Homesites subdivision; Cross streets: Flushing Rd / N. Ballenger Hwy; Driving directions available

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well 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 dimensions approximately 70 x 100 (0.16 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $50k).
• Cap rate 15.4% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 132 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $345 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 + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y 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 3.1% of price.

Recommended offer $49,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $37,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3216 Walton Ave	0.00mi	3/1.0	1,040 (0%)	1mo	$50,000	$48	100
1271 Donaldson Blvd	0.24mi	3/1.0	926 (-11%)	0mo	$126,500	$137	70
1287 Maxson Rd	0.05mi	3/1.5	1,185 (+14%)	7mo	$23,000	$19	67
1457 Mitson Blvd	0.20mi	3/1.0	900 (-14%)	5mo	$48,000	$53	64
2713 Norbert St	0.58mi	3/1.0	1,076 (+4%)	7mo	$36,000	$33	61
2915 Berkley St	0.48mi	2/1.0 (-1)	987 (-5%)	4mo	$27,500	$28	61
1364 Sutton Ave	0.54mi	3/1.0	996 (-4%)	9mo	$35,000	$35	61
3360 Walton Ave	0.27mi	3/1.0	912 (-12%)	10mo	$54,000	$59	59
2733 Wolcott St	0.73mi	3/1.0	1,025 (-1%)	8mo	$35,100	$34	56
2551 Altoona St	0.67mi	2/1.0 (-1)	1,114 (+7%)	0mo	$45,000	$40	52
2852 Wolcott St	0.63mi	3/1.0	942 (-9%)	8mo	$34,000	$36	48
2821 Prospect St	0.69mi	3/1.5	1,127 (+8%)	10mo	$27,000	$24	44

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $15,992
• Equity at exit: $7,440

10-year hold

• IRR: 35.1%
• Equity multiple: 4.23×
• Total profit: $45,082
• Equity at exit: $4,314

Cash invested: $13,972 (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: 132
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$262
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $377

Break-even live

Break-even rent $518

Max offer price $49,900

Occupancy floor 57%

Sensitivity live

Price	-10% $405	-5% $391	+0% $377	+5% $363	+10% $349
Rent	-10% $299	-5% $338	+0% $377	+5% $417	+10% $456
Rate	-1.0pp $402	-0.5pp $390	base $377	+0.5pp $364	+1.0pp $351

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	15d	1	0.75mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.88mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	0.98mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	1.08mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.20mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	1.22mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.26mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.34mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.34mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.37mi
4606 Beecher Rd Flint, MI	2.0	1.0	806	$788	$0.98	15d	1	1.43mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.46mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.47mi

Listing history 23 events

1. 2026-05-18
   listed $49,900 Active 326-char remark

   Show marketing remark (326 chars)

   Handyman special with loads of potential! This 3-bedroom, 1-bath home is ready for your personal touch and offers a great opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is. Don't miss the chance to transform this property into something special - schedule your showing today!

2. 2026-05-18
   listed $49,900 Active 336-char remark

   Show marketing remark (326 chars)

   Handyman special with loads of potential! This 3-bedroom, 1-bath home is ready for your personal touch and offers a great opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is. Don't miss the chance to transform this property into something special - schedule your showing today!

3. 2026-05-15
   historical $49,900 326-char remark

   Show marketing remark (326 chars)

   Handyman special with loads of potential! This 3-bedroom, 1-bath home is ready for your personal touch and offers a great opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is. Don't miss the chance to transform this property into something special - schedule your showing today!

4. 2012-10-18
   soldstatus $20,000

   Show marketing remark (209 chars)

   Three bedroom ranch with full basement and an attached two car garage. Features a covered porch, deck, fenced yard and dining area. This is a newer built home for the neighborhood, in Carman-Ainsworth schools.

5. 2012-10-18
   soldstatus $20,000

   Show marketing remark (209 chars)

   Three bedroom ranch with full basement and an attached two car garage. Features a covered porch, deck, fenced yard and dining area. This is a newer built home for the neighborhood, in Carman-Ainsworth schools.

6. 2012-08-24
   historical
7. 2012-06-22
   listed $24,999

   Show marketing remark (209 chars)

   Three bedroom ranch with full basement and an attached two car garage. Features a covered porch, deck, fenced yard and dining area. This is a newer built home for the neighborhood, in Carman-Ainsworth schools.

8. 2012-06-22
   listed $24,999

   Show marketing remark (209 chars)

   Three bedroom ranch with full basement and an attached two car garage. Features a covered porch, deck, fenced yard and dining area. This is a newer built home for the neighborhood, in Carman-Ainsworth schools.

9. 2010-12-06
   historical
10. 2002-07-12
    soldstatus $89,500
11. 2002-07-02
    soldstatus $89,275
12. 2002-07-02
    soldstatus $89,275
13. 2002-05-14
    historical
14. 2002-01-28
    listed $89,950
15. 2002-01-28
    listed $89,950
16. 2001-08-02
    listed $89,950
17. 2001-08-02
    listed $89,950
18. 2001-08-02
    historical
19. 2000-03-27
    soldstatus $81,500
20. 2000-03-27
    soldstatus $81,500
21. 2000-02-16
    historical
22. 1999-10-18
    listed $79,900
23. 1999-10-18
    listed $79,900

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 ≥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: $11,949
• − Mortgage interest: −$2,795
• − Property taxes: −$1,524
• − Insurance: −$250
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,452
• Taxable income: $4,017
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,562/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• 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

-37.4% since first listed

27 events — show timeline

• 2026-06-05 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2026-06-05 Sold (MLS) $50,000 REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-18 Listed $49,900 MiRealSource-MiMLS
• 2026-05-18 Listed $49,900 REALCOMP
• 2026-05-15 Coming Soon $49,900 MiRealSource-MiMLS
• 2012-10-18 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2012-10-18 Sold (MLS) $20,000 REALCOMP
• 2012-08-24 Listing Removed — MiRealSource-MiMLS
• 2012-06-22 Listed $24,999 MiRealSource-MiMLS
• 2012-06-22 Listed $24,999 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2002-07-12 Sold (Public Records) $89,500 Public Records
• 2002-07-02 Sold (MLS) $89,275 MiRealSource-MiMLS
• 2002-07-02 Sold (MLS) $89,275 REALCOMP
• 2002-05-14 Listing Removed — MiRealSource-MiMLS
• 2002-01-28 Listed $89,950 MiRealSource-MiMLS
• 2002-01-28 Listed $89,950 REALCOMP
• 2001-08-02 Listed $89,950 MiRealSource-MiMLS
• 2001-08-02 Listing Removed — MiRealSource-MiMLS
• 2001-08-02 Listed $89,950 REALCOMP
• 2000-03-27 Sold (MLS) $81,500 MiRealSource-MiMLS
• 2000-03-27 Sold (MLS) $81,500 REALCOMP
• 2000-02-16 Listing Removed — MiRealSource-MiMLS
• 1999-10-18 Listed $79,900 MiRealSource-MiMLS
• 1999-10-18 Listed $79,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $1,524 · +3.1% YoY. Source: county tax records.