935 Ingleside Ave · Flint, MI 48507

$74,999

3 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 37 Days on market

Built 1960 5,227 sqft lot Est $81k · 7% under

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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
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Great home or investment opportunity! This 3 bedroom, 1 bath home offers 1,139(+/-) sq ft with recent updates including new windows in October 2024, new roof in October 2024, and new carpeting. Convenient location close to shopping, schools, and expressways. Hurry will not be on the market long!

Key facts

• 5,227 sq ft lot
• Built 1960
• Listed 37 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Vinyl siding and other exterior materials; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (53.3 x 100)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Five total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (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.
• 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; 7 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 $518 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $64k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $80,869
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 Ingleside Ave	0.01mi	3/1.0	1,144 (+0%)	1mo	$74,999	$66	98
3902 Brunswick Ave	0.31mi	3/2.0	1,128 (-1%)	2mo	$123,000	$109	78
1186 E Decamp St	0.37mi	3/1.0	1,100 (-3%)	4mo	$84,000	$76	73
912 Markham St	0.08mi	2/1.0 (-1)	1,020 (-10%)	4mo	$71,000	$70	71
612 Alvord Ave	0.44mi	3/1.0	1,082 (-5%)	4mo	$76,500	$71	68
1228 Leland St	0.37mi	3/1.0	1,047 (-8%)	5mo	$67,500	$64	65
1418 Blueberry Ln	0.42mi	3/1.0	1,045 (-8%)	4mo	$78,000	$75	63
1405 Vermilya Ave	0.65mi	4/2.0 (+1)	1,152 (+1%)	0mo	$55,000	$48	59
1212 Crawford St	0.31mi	3/1.5	1,281 (+12%)	5mo	$50,000	$39	58
825 Vermilya Ave	0.57mi	4/1.0 (+1)	1,020 (-10%)	3mo	$30,000	$29	49
1902 Crestbrook Ln	0.57mi	3/1.0	969 (-15%)	1mo	$111,000	$115	48
3312 Renault Dr	0.61mi	3/1.0	988 (-13%)	3mo	$185,000	$187	47

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $3,327
• Equity at exit: $11,183

10-year hold

• IRR: 10.6%
• Equity multiple: 1.71×
• Total profit: $14,924
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$393
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $291

Break-even live

Break-even rent $690

Max offer price $74,999

Occupancy floor 67%

Sensitivity live

Price	-10% $334	-5% $312	+0% $291	+5% $270	+10% $249
Rent	-10% $208	-5% $249	+0% $291	+5% $333	+10% $375
Rate	-1.0pp $329	-0.5pp $310	base $291	+0.5pp $272	+1.0pp $252

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.25mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.29mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.46mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.62mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	1.20mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	14d	1	1.31mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.33mi

Listing history 30 events

1. 2026-06-18
   days on market $74,999 Active 37 DOM
2. 2026-06-17
   days on market $74,999 Active 36 DOM
3. 2026-06-16
   days on market $74,999 Active 35 DOM
4. 2026-06-15
   days on market $74,999 Active 34 DOM
5. 2026-06-14
   days on market $74,999 Active 32 DOM
6. 2026-06-13
   days on market $74,999 Active 31 DOM
7. 2026-06-10
   days on market $74,999 Active 29 DOM
8. 2026-06-09
   days on market $74,999 Active 28 DOM
9. 2026-06-08
   days on market $74,999 Active 27 DOM
10. 2026-06-07
    days on market $74,999 Active 26 DOM
11. 2026-06-05
    days on market $74,999 Active 23 DOM
12. 2026-06-03
    days on market $74,999 Active 22 DOM
13. 2026-06-02
    days on market $74,999 Active 21 DOM
14. 2026-06-01
    days on market $74,999 Active 20 DOM
15. 2026-05-31
    days on market $74,999 Active 19 DOM
16. 2026-05-30
    days on market $74,999 Active 18 DOM
17. 2026-05-11
    listed $74,999 Active

    Show marketing remark (296 chars)

    Great home or investment opportunity! This 3 bedroom, 1 bath home offers 1,139(+/-) sq ft with recent updates including new windows in October 2024, new roof in October 2024, and new carpeting. Convenient location close to shopping, schools, and expressways. Hurry will not be on the market long!

18. 2026-05-11
    listed $74,999 Active 296-char remark

    Show marketing remark (296 chars)

    Great home or investment opportunity! This 3 bedroom, 1 bath home offers 1,139(+/-) sq ft with recent updates including new windows in October 2024, new roof in October 2024, and new carpeting. Convenient location close to shopping, schools, and expressways. Hurry will not be on the market long!

19. 2024-08-23
    soldstatus $64,000
20. 2024-08-20
    soldstatus $62,000 Sold 236-char remark

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

21. 2024-08-20
    soldstatus $62,000 Closed

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

22. 2024-08-20
    soldstatus $62,000 Sold

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

23. 2024-08-05
    status Pending 236-char remark

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

24. 2024-08-05
    status Pending

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

25. 2024-08-05
    status Pending

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

26. 2024-08-01
    listed $44,000 Active 236-char remark

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

27. 2024-08-01
    listed $44,000 Active

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

28. 2024-08-01
    listed $44,000 Active

    Show marketing remark (236 chars)

    New Vinyl Plank Floors and Carpets Glued Down Built in Shelving in Living Room Walls Freshly Painted Throughout. Move in Ready . Low Maintenance 3 Bedroom Ranch . Owner was getting 900.00 for neighboring home with same floorplan ( 939 )

29. 2014-11-13
    soldstatus $36,000
30. 2000-10-20
    soldstatus $38,500

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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) · 74% 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: $12,707
• − Mortgage interest: −$4,201
• − Property taxes: −$1,449
• − Insurance: −$375
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,182
• Taxable income: $2,467
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $2,903/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

+94.8% since first listed

14 events — show timeline

• 2026-05-11 Listed $74,999 MiRealSource-MiMLS
• 2026-05-11 Listed $74,999 REALCOMP
• 2024-08-23 Sold (Public Records) $64,000 Public Records
• 2024-08-20 Sold (MLS) $62,000 SW Michigan MLS
• 2024-08-20 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2024-08-20 Sold (MLS) $62,000 REALCOMP
• 2024-08-05 Pending — REALCOMP
• 2024-08-05 Pending — MiRealSource-MiMLS
• 2024-08-05 Pending — SW Michigan MLS
• 2024-08-01 Listed $44,000 SW Michigan MLS
• 2024-08-01 Listed $44,000 MiRealSource-MiMLS
• 2024-08-01 Listed $44,000 REALCOMP
• 2014-11-13 Sold (Public Records) $36,000 Public Records
• 2000-10-20 Sold (Public Records) $38,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,449 · +41.0% YoY. Source: county tax records.