2429 Pennsylvania Ave · Flint, MI 48506

$30,000

1 bd · 1.0 ba · 525 sqft · SingleFamily public records · 39 Days on market

Built 1924 8,712 sqft lot

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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
• 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

Discover a unique investment opportunity at 2429 Pennsylvania Ave in Flint, MI! This charming single-family residence offers character, potential, and endless possibilities for investors or buyers looking to add their personal touch. Featuring 1 bedroom and a functional layout, this property provides a cozy living space with classic charm and strong value-add potential. Conveniently located near shopping, dining, schools, and major roadways, the home offers easy access to everyday amenities while sitting in an established neighborhood with consistent rental demand. Currently tenant-occupied, offering immediate income potential for investors seeking a cash-flow opportunity from day one. Whether you're looking for a starter investment property, a renovation project, or a long-term rental opportunity, this home presents an excellent chance to build equity and maximize future value. Property sold as-is. 24-hour notice required for showings. Do not disturb tenant.

Key facts

• 8,712 sq ft lot
• Built 1924
• Listed 39 days

Property features AI

Finance

• Other: Subdivision: LEESDALE; Directions: East of Dort Hwy, north of Davison Rd; near Oak St
• Financial info: Annual tax listed (see agent for details)

Exterior

• Parking: Driveway, no garage
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Wood siding construction
• Exterior features: Paved road access; Lot approximately 0.2 acres (82 x 105)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: One total room; Basement present

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($776 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 202 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $30k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.59% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.84%
• DSCR: 3.35
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $16,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Kentucky Ave	0.31mi	2/1.0 (+1)	576 (+10%)	16mo	$18,500	$32	51

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: 50.9%
• Equity multiple: 3.23×
• Total profit: $18,731
• Equity at exit: $4,473

10-year hold

• IRR: 56.3%
• Equity multiple: 6.57×
• Total profit: $46,784
• Equity at exit: $2,594

Cash invested: $8,400 (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 48506

• Active inventory: 202
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $776 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $370

Break-even live

Break-even rent $308

Max offer price $30,000

Occupancy floor 47%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.28mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	20d	1	0.64mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	13d	1	0.96mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$840	$0.99	13d	4	1.25mi

Listing history 30 events

1. 2026-06-18
   days on market $30,000 Active 39 DOM
2. 2026-06-17
   days on market $30,000 Active 38 DOM
3. 2026-06-16
   days on market $30,000 Active 37 DOM
4. 2026-06-15
   days on market $30,000 Active 36 DOM
5. 2026-06-14
   days on market $30,000 Active 34 DOM
6. 2026-06-13
   pricedays on market $30,000 Active 33 DOM
7. 2026-06-10
   days on market $35,000 Active 31 DOM
8. 2026-06-09
   days on market $35,000 Active 30 DOM
9. 2026-06-08
   days on market $35,000 Active 29 DOM
10. 2026-06-07
    days on market $35,000 Active 28 DOM
11. 2026-06-05
    days on market $35,000 Active 25 DOM
12. 2026-06-03
    days on market $35,000 Active 24 DOM
13. 2026-06-02
    days on market $35,000 Active 23 DOM
14. 2026-06-01
    days on market $35,000 Active 22 DOM
15. 2026-05-31
    days on market $35,000 Active 21 DOM
16. 2026-05-30
    days on market $35,000 Active 20 DOM
17. 2026-05-10
    listed $35,000 Active

    Show marketing remark (973 chars)

    Discover a unique investment opportunity at 2429 Pennsylvania Ave in Flint, MI! This charming single-family residence offers character, potential, and endless possibilities for investors or buyers looking to add their personal touch. Featuring 1 bedroom and a functional layout, this property provides a cozy living space with classic charm and strong value-add potential. Conveniently located near shopping, dining, schools, and major roadways, the home offers easy access to everyday amenities while sitting in an established neighborhood with consistent rental demand. Currently tenant-occupied, offering immediate income potential for investors seeking a cash-flow opportunity from day one. Whether you're looking for a starter investment property, a renovation project, or a long-term rental opportunity, this home presents an excellent chance to build equity and maximize future value. Property sold as-is. 24-hour notice required for showings. Do not disturb tenant.

18. 2026-05-10
    listed $35,000 Active 973-char remark

    Show marketing remark (973 chars)

    Discover a unique investment opportunity at 2429 Pennsylvania Ave in Flint, MI! This charming single-family residence offers character, potential, and endless possibilities for investors or buyers looking to add their personal touch. Featuring 1 bedroom and a functional layout, this property provides a cozy living space with classic charm and strong value-add potential. Conveniently located near shopping, dining, schools, and major roadways, the home offers easy access to everyday amenities while sitting in an established neighborhood with consistent rental demand. Currently tenant-occupied, offering immediate income potential for investors seeking a cash-flow opportunity from day one. Whether you're looking for a starter investment property, a renovation project, or a long-term rental opportunity, this home presents an excellent chance to build equity and maximize future value. Property sold as-is. 24-hour notice required for showings. Do not disturb tenant.

19. 2022-11-23
    historical
20. 2007-11-27
    soldstatus $6,000 122-char remark

    Show marketing remark (122 chars)

    A 1 Bedroom 1 Bath House, Great Investment Oppurtunity. Being Sold as Is, Where As Condition. Bring All Offers For Review.

21. 2007-11-27
    soldstatus $6,000

    Show marketing remark (122 chars)

    A 1 Bedroom 1 Bath House, Great Investment Oppurtunity. Being Sold as Is, Where As Condition. Bring All Offers For Review.

22. 2007-11-07
    historical
23. 2007-10-31
    listed $8,900 122-char remark

    Show marketing remark (122 chars)

    A 1 Bedroom 1 Bath House, Great Investment Oppurtunity. Being Sold as Is, Where As Condition. Bring All Offers For Review.

24. 2007-10-31
    listed $8,900

    Show marketing remark (122 chars)

    A 1 Bedroom 1 Bath House, Great Investment Oppurtunity. Being Sold as Is, Where As Condition. Bring All Offers For Review.

25. 2005-02-28
    soldstatus $16,091
26. 1997-09-18
    soldstatus $20,500
27. 1997-09-18
    soldstatus $20,500
28. 1997-08-01
    historical
29. 1997-04-11
    listed $19,900
30. 1997-04-09
    listed $19,900

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $879 · $73/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: $9,310
• − Mortgage interest: −$1,680
• − Property taxes: −$879
• − Insurance: −$150
• − Repairs & maintenance: −$745
• − Management: −$745
• − Depreciation: −$873
• Taxable income: $4,239
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $3,421/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+75.9% since first listed

14 events — show timeline

• 2026-05-10 Listed $35,000 REALCOMP
• 2026-05-10 Listed $35,000 MiRealSource-MiMLS
• 2022-11-23 Rental Removed — RENT.
• 2007-11-27 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2007-11-27 Sold (MLS) $6,000 REALCOMP
• 2007-11-07 Listing Removed — MiRealSource-MiMLS
• 2007-10-31 Listed $8,900 MiRealSource-MiMLS
• 2007-10-31 Listed $8,900 REALCOMP
• 2005-02-28 Sold (Public Records) $16,091 Public Records
• 1997-09-18 Sold (MLS) $20,500 REALCOMP
• 1997-09-18 Sold (MLS) $20,500 MiRealSource-MiMLS
• 1997-08-01 Listing Removed — MiRealSource-MiMLS
• 1997-04-11 Listed $19,900 MiRealSource-MiMLS
• 1997-04-09 Listed $19,900 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $879 · +1.5% YoY. Source: county tax records.