3167 W Dartmouth St · Flint, MI 48504

$57,900

3 bd · 1.0 ba · 810 sqft · SingleFamily · 47 Days on market

5,227 sqft lot $71/sqft · 71% above area ↓ 3% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 1 bath home in Flint Township! This inviting residence features cozy living spaces with a gas fireplace in the living area, thoughtfully centered between the bedrooms and kitchen. Step outside to a massive barn, ideal for storage, hobbies, or a workshop. Enjoy the perfect blend of comfortable indoor living and versatile outdoor opportunities. Conveniently located near schools, shopping, and local amenities.

Key facts

• 5,227 sq ft lot
• Listed 46 days

Property features AI

Finance

• Other: Above-grade finished area approximately 810 square feet
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot approximately 0.12 acres; Lot dimensions: 210

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $58k).
• Recommended offer: $56k (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.
• 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $400 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 $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $56,163 (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. 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: 1.54% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (median comp): $33,916
• List price: $57,900
• Delta: 70.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2495 Lavelle Rd	0.04mi	3/1.0	822 (+2%)	6mo	$17,500	$21	91
2545 Lavelle Rd	0.11mi	3/1.0	864 (+7%)	16mo	$74,000	$86	70
3171 W Dartmouth St	0.01mi	2/1.0 (-1)	730 (-10%)	12mo	$58,000	$79	68
2909 Wisner St	0.39mi	2/1.0 (-1)	816 (+1%)	12mo	$10,400	$13	66
3143 Maywood Dr	0.61mi	3/1.0	882 (+9%)	1mo	$35,000	$40	56
3432 Concord St	0.42mi	2/1.0 (-1)	910 (+12%)	2mo	$47,000	$52	53
2331 Welch Blvd	0.50mi	3/1.0	912 (+13%)	7mo	$69,900	$77	50
2613 Brownell Blvd	0.59mi	3/1.0	911 (+12%)	4mo	$78,000	$86	48
2713 Brownell Blvd	0.58mi	2/1.0 (-1)	728 (-10%)	5mo	$35,000	$48	47
1713 W Dartmouth St	0.71mi	3/1.0	720 (-11%)	5mo	$69,900	$97	44
2632 Landon St	0.71mi	2/1.0 (-1)	740 (-9%)	17mo	$18,500	$25	34
3622 Winona St	0.70mi	2/1.0 (-1)	697 (-14%)	11mo	$54,900	$79	30

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $10,785
• Equity at exit: $8,633

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $35,374
• Equity at exit: $5,006

Cash invested: $16,212 (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: 5.4×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$304
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $317

Break-even live

Break-even rent $489

Max offer price $57,900

Occupancy floor 59%

Sensitivity live

Price	-10% $349	-5% $333	+0% $317	+5% $300	+10% $284
Rent	-10% $246	-5% $281	+0% $317	+5% $352	+10% $387
Rate	-1.0pp $346	-0.5pp $331	base $317	+0.5pp $302	+1.0pp $286

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.41mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.41mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.44mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.44mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.46mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.54mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.57mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	0.69mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.86mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	1.28mi

Listing history 19 events

1. 2026-06-21
   days on market $57,900 Active 47 DOM
2. 2026-06-18
   days on market $57,900 Active 44 DOM
3. 2026-06-17
   days on market $57,900 Active 43 DOM
4. 2026-06-16
   days on market $57,900 Active 42 DOM
5. 2026-06-15
   days on market $57,900 Active 41 DOM
6. 2026-06-14
   days on market $57,900 Active 39 DOM
7. 2026-06-13
   days on market $57,900 Active 38 DOM
8. 2026-06-10
   days on market $57,900 Active 36 DOM
9. 2026-06-09
   days on market $57,900 Active 35 DOM
10. 2026-06-09
    price $57,900 Active 34 DOM
11. 2026-06-08
    days on market $59,900 Active 34 DOM

    Show marketing remark (430 chars)

    Charming 3 bedroom, 1 bath home in Flint Township! This inviting residence features cozy living spaces with a gas fireplace in the living area, thoughtfully centered between the bedrooms and kitchen. Step outside to a massive barn, ideal for storage, hobbies, or a workshop. Enjoy the perfect blend of comfortable indoor living and versatile outdoor opportunities. Conveniently located near schools, shopping, and local amenities.

12. 2026-06-07
    days on market $59,900 Active 33 DOM
13. 2026-06-05
    days on market $59,900 Active 30 DOM
14. 2026-06-02
    days on market $59,900 Active 28 DOM
15. 2026-06-01
    days on market $59,900 Active 27 DOM
16. 2026-05-31
    days on market $59,900 Active 26 DOM
17. 2026-05-30
    days on market $59,900 Active 25 DOM
18. 2026-05-05
    listed $59,900 Active 430-char remark

    Show marketing remark (430 chars)

    Charming 3 bedroom, 1 bath home in Flint Township! This inviting residence features cozy living spaces with a gas fireplace in the living area, thoughtfully centered between the bedrooms and kitchen. Step outside to a massive barn, ideal for storage, hobbies, or a workshop. Enjoy the perfect blend of comfortable indoor living and versatile outdoor opportunities. Conveniently located near schools, shopping, and local amenities.

19. 2026-05-05
    listed $59,900 Active 430-char remark

    Show marketing remark (430 chars)

    Charming 3 bedroom, 1 bath home in Flint Township! This inviting residence features cozy living spaces with a gas fireplace in the living area, thoughtfully centered between the bedrooms and kitchen. Step outside to a massive barn, ideal for storage, hobbies, or a workshop. Enjoy the perfect blend of comfortable indoor living and versatile outdoor opportunities. Conveniently located near schools, shopping, and local amenities.

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $798 · $67/mo
• Expected delta: +$93/yr (+$8/mo · 13.2%)

ⓘ 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: $10,680
• − Mortgage interest: −$3,243
• − Property taxes: −$705
• − Insurance: −$290
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,684
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,067/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

-3.3% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $57,900 MiRealSource-MiMLS
• 2026-06-08 Price Changed $57,900 REALCOMP
• 2026-05-05 Listed $59,900 REALCOMP
• 2026-05-05 Listed $59,900 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $705 · +3.5% YoY. Source: county tax records.