2906 Brandon St · Flint, MI 48503

$99,900

2 bd · 1.5 ba · 1,580 sqft · SingleFamily public records · 2 Days on market

Built 1946 4,792 sqft lot Est $92k · 9% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This immaculate two-bedroom home, perfectly situated north of Miller Road, offers an incredible blend of modern updates and total peace of mind. Every detail has been attended to, from the brand-new flooring throughout to the sleek, updated bathroom featuring a large, luxurious walk-in shower. The kitchen comes fully equipped with a newer appliance package including a stove, refrigerator, and dishwasher, while a washer and dryer are also included to make your move seamless. Beyond the living finishes, the home boasts significant mechanical upgrades, including a roof installed just two years ago and an updated furnace, ensuring years of worry-free living. The property also features a detached garage and a fully fenced yard, providing the perfect outdoor space for privacy and recreation. For those needing extra room, the partially finished basement offers a versatile area for a home office or additional living space. Most importantly, the seller has already completed any repairs required for MSHDA, FHA, or VA financing, making this an ideal choice for any buyer. To top it off, a one-year home warranty is included, providing ultimate protection for your investment in this move-in-ready gem.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1946

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding, brick, and vinyl siding; Block foundation
• Exterior features: Front porch; Fenced yard; City lot, paved public road

Interior

• Kitchen: Dishwasher; Oven / Range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; High-speed Internet; Window treatments; Wood-burning fireplace in the living room; Basement (block, partially finished)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.1% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 34y 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 $44k; list at $100k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $91,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 Monteray St	0.31mi	3/1.5 (+1)	1,494 (-5%)	1mo	$148,000	$99	71
1217 Barney Ave	0.36mi	3/1.0 (+1)	1,616 (+2%)	5mo	$99,900	$62	68
1544 Monteray St	0.32mi	2/1.0	1,458 (-8%)	5mo	$32,500	$22	66
1516 Gainey Ave	0.38mi	3/1.5 (+1)	1,440 (-9%)	7mo	$150,000	$104	57
812 Barney Ave	0.74mi	3/1.5 (+1)	1,577 (-0%)	4mo	$68,750	$44	56
1412 Durand St	0.71mi	3/1.5 (+1)	1,592 (+1%)	6mo	$51,900	$33	55
3915 Augusta St	0.64mi	2/1.0	1,688 (+7%)	4mo	$95,000	$56	53
945 Salisbury Ave	0.73mi	3/2.0 (+1)	1,550 (-2%)	4mo	$95,000	$61	53
2830 Reynolds St	0.42mi	2/2.0	1,344 (-15%)	5mo	$31,500	$23	50
3813 Larchmont St	0.52mi	3/1.0 (+1)	1,408 (-11%)	6mo	$100,000	$71	45
3918 Larchmont St	0.58mi	2/1.0	1,814 (+15%)	3mo	$89,900	$50	44
1402 Woodcroft Ave	0.65mi	2/1.0	1,776 (+12%)	6mo	$103,000	$58	42

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-666
• Equity at exit: $14,895

10-year hold

• IRR: 13.8%
• Equity multiple: 2.36×
• Total profit: $38,075
• Equity at exit: $8,638

Cash invested: $27,972 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $154

Break-even live

Break-even rent $884

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $210	-5% $182	+0% $154	+5% $126	+10% $97
Rent	-10% $69	-5% $111	+0% $154	+5% $196	+10% $239
Rate	-1.0pp $204	-0.5pp $179	base $154	+0.5pp $128	+1.0pp $102

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.30mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.46mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.55mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	1.12mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.44mi

Listing history 8 events

1. 2026-05-07
   status Pending

   Show marketing remark (1206 chars)

   This immaculate two-bedroom home, perfectly situated north of Miller Road, offers an incredible blend of modern updates and total peace of mind. Every detail has been attended to, from the brand-new flooring throughout to the sleek, updated bathroom featuring a large, luxurious walk-in shower. The kitchen comes fully equipped with a newer appliance package including a stove, refrigerator, and dishwasher, while a washer and dryer are also included to make your move seamless. Beyond the living finishes, the home boasts significant mechanical upgrades, including a roof installed just two years ago and an updated furnace, ensuring years of worry-free living. The property also features a detached garage and a fully fenced yard, providing the perfect outdoor space for privacy and recreation. For those needing extra room, the partially finished basement offers a versatile area for a home office or additional living space. Most importantly, the seller has already completed any repairs required for MSHDA, FHA, or VA financing, making this an ideal choice for any buyer. To top it off, a one-year home warranty is included, providing ultimate protection for your investment in this move-in-ready gem.

2. 2026-05-07
   status Pending 1206-char remark

   Show marketing remark (1206 chars)

   This immaculate two-bedroom home, perfectly situated north of Miller Road, offers an incredible blend of modern updates and total peace of mind. Every detail has been attended to, from the brand-new flooring throughout to the sleek, updated bathroom featuring a large, luxurious walk-in shower. The kitchen comes fully equipped with a newer appliance package including a stove, refrigerator, and dishwasher, while a washer and dryer are also included to make your move seamless. Beyond the living finishes, the home boasts significant mechanical upgrades, including a roof installed just two years ago and an updated furnace, ensuring years of worry-free living. The property also features a detached garage and a fully fenced yard, providing the perfect outdoor space for privacy and recreation. For those needing extra room, the partially finished basement offers a versatile area for a home office or additional living space. Most importantly, the seller has already completed any repairs required for MSHDA, FHA, or VA financing, making this an ideal choice for any buyer. To top it off, a one-year home warranty is included, providing ultimate protection for your investment in this move-in-ready gem.

3. 2026-05-04
   listed $99,900 Active

   Show marketing remark (1206 chars)

   This immaculate two-bedroom home, perfectly situated north of Miller Road, offers an incredible blend of modern updates and total peace of mind. Every detail has been attended to, from the brand-new flooring throughout to the sleek, updated bathroom featuring a large, luxurious walk-in shower. The kitchen comes fully equipped with a newer appliance package including a stove, refrigerator, and dishwasher, while a washer and dryer are also included to make your move seamless. Beyond the living finishes, the home boasts significant mechanical upgrades, including a roof installed just two years ago and an updated furnace, ensuring years of worry-free living. The property also features a detached garage and a fully fenced yard, providing the perfect outdoor space for privacy and recreation. For those needing extra room, the partially finished basement offers a versatile area for a home office or additional living space. Most importantly, the seller has already completed any repairs required for MSHDA, FHA, or VA financing, making this an ideal choice for any buyer. To top it off, a one-year home warranty is included, providing ultimate protection for your investment in this move-in-ready gem.

4. 2026-05-04
   listed $99,900 Active 1206-char remark

   Show marketing remark (1206 chars)

   This immaculate two-bedroom home, perfectly situated north of Miller Road, offers an incredible blend of modern updates and total peace of mind. Every detail has been attended to, from the brand-new flooring throughout to the sleek, updated bathroom featuring a large, luxurious walk-in shower. The kitchen comes fully equipped with a newer appliance package including a stove, refrigerator, and dishwasher, while a washer and dryer are also included to make your move seamless. Beyond the living finishes, the home boasts significant mechanical upgrades, including a roof installed just two years ago and an updated furnace, ensuring years of worry-free living. The property also features a detached garage and a fully fenced yard, providing the perfect outdoor space for privacy and recreation. For those needing extra room, the partially finished basement offers a versatile area for a home office or additional living space. Most importantly, the seller has already completed any repairs required for MSHDA, FHA, or VA financing, making this an ideal choice for any buyer. To top it off, a one-year home warranty is included, providing ultimate protection for your investment in this move-in-ready gem.

5. 1992-12-10
   soldstatus $44,500 266-char remark

   Show marketing remark (266 chars)

   Very Nice Brick & Aluminium Home With Newer Thermal Windows. Updatedfurnace, Carpeting & Decor. Tile Foyer, Finished Basement With 1/2bath & Workshop. Plaster Walls, Gas Fireplace, Walk-up Attic Withpotential For 3rd Bedroom, Patio Off Garage. Comb

6. 1992-12-10
   soldstatus $44,500

   Show marketing remark (266 chars)

   Very Nice Brick & Aluminium Home With Newer Thermal Windows. Updatedfurnace, Carpeting & Decor. Tile Foyer, Finished Basement With 1/2bath & Workshop. Plaster Walls, Gas Fireplace, Walk-up Attic Withpotential For 3rd Bedroom, Patio Off Garage. Comb

7. 1992-09-16
   listed $46,000 266-char remark

   Show marketing remark (266 chars)

   Very Nice Brick & Aluminium Home With Newer Thermal Windows. Updatedfurnace, Carpeting & Decor. Tile Foyer, Finished Basement With 1/2bath & Workshop. Plaster Walls, Gas Fireplace, Walk-up Attic Withpotential For 3rd Bedroom, Patio Off Garage. Comb

8. 1992-09-16
   listed $46,000

   Show marketing remark (266 chars)

   Very Nice Brick & Aluminium Home With Newer Thermal Windows. Updatedfurnace, Carpeting & Decor. Tile Foyer, Finished Basement With 1/2bath & Workshop. Plaster Walls, Gas Fireplace, Walk-up Attic Withpotential For 3rd Bedroom, Patio Off Garage. Comb

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/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: $12,946
• − Mortgage interest: −$5,596
• − Property taxes: −$1,595
• − Insurance: −$500
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,906
• Taxable income: $278
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,780/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

+117.2% since first listed

8 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-04 Listed $99,900 MiRealSource-MiMLS
• 2026-05-04 Listed $99,900 REALCOMP
• 1992-12-10 Sold (MLS) $44,500 REALCOMP
• 1992-12-10 Sold (MLS) $44,500 MiRealSource-MiMLS
• 1992-09-16 Listed $46,000 REALCOMP
• 1992-09-16 Listed $46,000 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,595 · +1.8% YoY. Source: county tax records.