3808 Comstock St · Flint, MI 48504

$59,999

3 bd · 1.0 ba · 1,153 sqft · SingleFamily public records · 129 Days on market

Built 1955 5,227 sqft lot

---

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 +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in Flint. Needs some TLC

Key facts

• Soundproof basement
• 5,227 sq ft lot
• 2 garage spots

Tags

• SOUNDPROOF BASEMENT

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding construction; Below-grade finished area present
• Exterior features: Lot approximately 50 x 108 (0.12 acre)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (natural gas); No cooling
• Interior features: Basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $60k).
• Recommended offer: $53k (12.0% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 132 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $415 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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 $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $29,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3819 Brownell Blvd	0.09mi	3/1.0	1,137 (-1%)	5mo	$69,900	$61	89
4201 Winona St	0.28mi	3/1.0	1,212 (+5%)	7mo	$34,900	$29	73
3330 Maywood Dr	0.60mi	3/1.0	1,120 (-3%)	5mo	$14,000	$13	63
1705 W Pasadena Ave	0.24mi	3/1.5	1,008 (-13%)	7mo	$9,000	$9	60
2644 Clio Rd	0.68mi	2/1.5 (-1)	1,150 (-0%)	4mo	$65,000	$57	58
4702 Warrington Dr	0.57mi	3/1.0	1,010 (-12%)	3mo	$82,900	$82	50
1101 W Rankin St	0.75mi	2/1.0 (-1)	1,100 (-5%)	6mo	$25,000	$23	47
2429 Humboldt Ave	0.75mi	3/1.0	1,068 (-7%)	8mo	$5,500	$5	46
3509 Donnelly St	0.50mi	3/1.0	983 (-15%)	8mo	$7,300	$7	46
2214 Mack Ave	0.69mi	3/1.0	1,008 (-13%)	6mo	$26,500	$26	41
4911 Birchcrest Dr	0.69mi	3/2.0	1,310 (+14%)	0mo	$30,000	$23	41
2565 Mccollum Ave	0.74mi	3/1.5	1,298 (+13%)	3mo	$100,000	$77	40

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $6,556
• Equity at exit: $8,946

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $26,801
• Equity at exit: $5,188

Cash invested: $16,800 (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 48504

• Active inventory: 132
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $916 high
• Mortgage (P&I): −$315
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $255

Break-even live

Break-even rent $593

Max offer price $59,999

Occupancy floor 67%

Sensitivity live

Price	-10% $289	-5% $272	+0% $255	+5% $238	+10% $221
Rent	-10% $183	-5% $219	+0% $255	+5% $291	+10% $327
Rate	-1.0pp $285	-0.5pp $270	base $255	+0.5pp $239	+1.0pp $223

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	23d	1	0.31mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	23d	1	0.66mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	15d	1	1.11mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.11mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.12mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	23d	1	1.14mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	46d	1	1.15mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.15mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.17mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	15d	1	1.20mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	15d	1	1.30mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.34mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.35mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	15d	1	1.44mi

Listing history 27 events

1. 2026-06-01
   days on market $59,999 Active 129 DOM
2. 2026-05-31
   days on market $59,999 Active 128 DOM
3. 2026-05-30
   days on market $59,999 Active 127 DOM
4. 2026-05-13
   price $59,999 34-char remark

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

5. 2026-05-13
   price $59,999

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

6. 2026-02-18
   price $39,999 34-char remark

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

7. 2026-02-18
   price $39,999

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

8. 2026-01-23
   listed $59,900 Active

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

9. 2026-01-23
   listed $59,900 Active 34-char remark

   Show marketing remark (34 chars)

   Nice home in Flint. Needs some TLC

10. 2024-10-21
    soldstatus $29,999
11. 2024-10-11
    soldstatus $29,999 Sold 635-char remark

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

12. 2024-10-11
    soldstatus $29,999 Closed

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

13. 2024-08-08
    status Pending

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

14. 2024-08-08
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

15. 2024-07-11
    listed $29,999 Active 635-char remark

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

16. 2024-07-11
    listed $29,999 Active

    Show marketing remark (635 chars)

    Discover the epitome of comfortable living in this charming rental property located in Flint. Boasting a single-story layout, this home offers 3 bedrooms, 1 bath, and spans 1,154 sq ft of well-appointed space. Nestled in a serene neighborhood, this residence features a unique highlight: a soundproof basement, perfect for creating a peaceful retreat or versatile living area. With an as-is sale, this property presents an exceptional opportunity for investors or homeowners seeking to customize and add value. Seize this chance to own a property with endless potential. Schedule your private tour today and envision the possibilities!

17. 2023-12-22
    historical
18. 2023-12-22
    historical
19. 2023-12-09
    status Active
20. 2023-11-29
    status Pending
21. 2023-08-29
    price $35,000
22. 2023-06-28
    listed $35,000
23. 2023-06-28
    listed $45,000 Active
24. 2017-10-25
    historical
25. 2017-10-25
    historical
26. 2017-09-24
    listed $15,000 Active
27. 2017-09-24
    listed $15,000 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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: $10,990
• − Mortgage interest: −$3,361
• − Property taxes: −$1,548
• − Insurance: −$300
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$1,745
• Taxable income: $2,277
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $2,512/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
• 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

+300.0% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $59,999 MiRealSource-MiMLS
• 2026-05-13 Price Changed $59,999 REALCOMP
• 2026-02-18 Price Changed $39,999 MiRealSource-MiMLS
• 2026-02-18 Price Changed $39,999 REALCOMP
• 2026-01-23 Listed $59,900 REALCOMP
• 2026-01-23 Listed $59,900 MiRealSource-MiMLS
• 2024-10-21 Sold (Public Records) $29,999 Public Records
• 2024-10-11 Sold (MLS) $29,999 MiRealSource-MiMLS
• 2024-10-11 Sold (MLS) $29,999 REALCOMP
• 2024-08-08 Pending — MiRealSource-MiMLS
• 2024-08-08 Pending — REALCOMP
• 2024-07-11 Listed $29,999 MiRealSource-MiMLS
• 2024-07-11 Listed $29,999 REALCOMP
• 2023-12-22 Listing Removed — MiRealSource-MiMLS
• 2023-12-22 Listing Removed — REALCOMP
• 2023-12-09 Relisted — MiRealSource-MiMLS
• 2023-11-29 Pending — MiRealSource-MiMLS
• 2023-08-29 Price Changed $35,000 MiRealSource-MiMLS
• 2023-06-28 Listed $45,000 MiRealSource-MiMLS
• 2023-06-28 Listed $35,000 REALCOMP
• 2017-10-25 Listing Removed — REALCOMP
• 2017-10-25 Listing Removed — MiRealSource-MiMLS
• 2017-09-24 Listed $15,000 MiRealSource-MiMLS
• 2017-09-24 Listed $15,000 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $1,548 · +55.2% YoY. Source: county tax records.