721 Huron St · Flint, MI 48507

$35,000

3 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 27 Days on market

Built 1954 4,356 sqft lot ↓ 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming Cape Cod full of potential! This 3-bedroom, 1-bath home offers classic character and a functional layout with a spacious upstairs bedroom that provides extra privacy and flexibility. Featuring a detached garage and plenty of opportunity to make it your own, this property is perfect for homeowners or investors alike. Conveniently located in Flint, this home is ready for its next chapter. Sale is subject to probate court approval.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (45 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: 5 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.4% 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.
• 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; 8 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $20k; list at $35k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.11% ✓
• Cap rate: 25.39%
• Cash-on-cash: 68.22%
• DSCR: 4.04
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $103,411
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Huron St	0.07mi	3/2.0	1,245 (-7%)	7mo	$116,000	$93	75
4602 Camden Ave	0.13mi	2/2.0 (-1)	1,456 (+8%)	1mo	$31,000	$21	70
1212 Crawford St	0.52mi	3/1.5	1,281 (-5%)	5mo	$50,000	$39	62
939 Ingleside Ave	0.28mi	3/1.0	1,144 (-15%)	1mo	$74,999	$66	61
515 Leland St	0.33mi	3/1.0	1,209 (-10%)	8mo	$93,000	$77	61
825 Pettibone Ave	0.42mi	2/1.5 (-1)	1,401 (+4%)	8mo	$70,000	$50	60
1193 Carman St	0.43mi	3/2.0	1,452 (+8%)	8mo	$154,900	$107	55
1465 Norton St	0.64mi	3/1.5	1,260 (-6%)	5mo	$119,999	$95	54
1374 Kenneth St	0.71mi	3/1.0	1,284 (-4%)	7mo	$115,000	$90	53
1427 Blackberry Ln	0.63mi	2/1.0 (-1)	1,310 (-2%)	10mo	$62,900	$48	53
4618 Brunswick Ave	0.24mi	2/1.0 (-1)	1,176 (-12%)	13mo	$73,225	$62	52
4619 Brunswick Ave	0.22mi	4/2.0 (+1)	1,165 (-13%)	12mo	$125,000	$107	49

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: 64.0%
• Equity multiple: 3.72×
• Total profit: $26,676
• Equity at exit: $5,219

10-year hold

• IRR: 67.3%
• Equity multiple: 6.80×
• Total profit: $56,812
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,088 high
• Mortgage (P&I): −$184
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $557

Break-even live

Break-even rent $383

Max offer price $35,000

Occupancy floor 44%

Sensitivity live

Price	-10% $577	-5% $567	+0% $557	+5% $547	+10% $537
Rent	-10% $471	-5% $514	+0% $557	+5% $600	+10% $643
Rate	-1.0pp $575	-0.5pp $566	base $557	+0.5pp $548	+1.0pp $539

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.44mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.95mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.08mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.20mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.30mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	14d	1	1.33mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.41mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.48mi

Listing history 17 events

1. 2026-06-10
   status $35,000 Pending 27 DOM
2. 2026-06-09
   days on market $35,000 Active 27 DOM
3. 2026-06-08
   days on market $35,000 Active 26 DOM
4. 2026-06-07
   days on market $35,000 Active 25 DOM
5. 2026-06-05
   days on market $35,000 Active 22 DOM
6. 2026-06-03
   days on market $35,000 Active 21 DOM
7. 2026-06-02
   days on market $35,000 Active 20 DOM
8. 2026-06-01
   days on market $35,000 Active 19 DOM
9. 2026-05-31
   days on market $35,000 Active 18 DOM
10. 2026-05-30
    days on market $35,000 Active 17 DOM
11. 2026-05-13
    listed $35,000 Active

    Show marketing remark (441 chars)

    Charming Cape Cod full of potential! This 3-bedroom, 1-bath home offers classic character and a functional layout with a spacious upstairs bedroom that provides extra privacy and flexibility. Featuring a detached garage and plenty of opportunity to make it your own, this property is perfect for homeowners or investors alike. Conveniently located in Flint, this home is ready for its next chapter. Sale is subject to probate court approval.

12. 2026-05-13
    listed $35,000 Active 441-char remark

    Show marketing remark (441 chars)

    Charming Cape Cod full of potential! This 3-bedroom, 1-bath home offers classic character and a functional layout with a spacious upstairs bedroom that provides extra privacy and flexibility. Featuring a detached garage and plenty of opportunity to make it your own, this property is perfect for homeowners or investors alike. Conveniently located in Flint, this home is ready for its next chapter. Sale is subject to probate court approval.

13. 2011-09-14
    soldstatus $20,000
14. 2010-12-03
    historical
15. 1999-11-30
    historical
16. 1999-05-20
    listed $51,999
17. 1999-05-20
    listed $51,999

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $13,059
• − Mortgage interest: −$1,961
• − Property taxes: −$1,254
• − Insurance: −$175
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,018
• Taxable income: $6,562
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $5,110/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

-32.7% since first listed

7 events — show timeline

• 2026-05-13 Listed $35,000 REALCOMP
• 2026-05-13 Listed $35,000 MiRealSource-MiMLS
• 2011-09-14 Sold (Public Records) $20,000 Public Records
• 2010-12-03 Listing Removed — REALCOMP
• 1999-11-30 Listing Removed — MiRealSource-MiMLS
• 1999-05-20 Listed $51,999 MiRealSource-MiMLS
• 1999-05-20 Listed $51,999 REALCOMP

Property tax history

+2.8%/yr

Latest (2025): $1,254 · +1.8% YoY. Source: county tax records.