4230 Custer Ave · Flint, MI 48507

$83,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 7 Days on market

Built 1951 4,792 sqft lot Est $102k · 18% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Move right in and make yourself at home! Located on a quiet street near I-75, this charming 3-bedroom home offers a versatile loft bedroom, finished basement, and oversized garage with endless possibilities. Enjoy the privacy and convenience of a fenced backyard, perfect for pets, play, gardening, or relaxing outdoors. From cozy nights in to gathering with family and friends, you'll appreciate the space, flexibility, and comfort this home has to offer. Schedule your private tour today!

Key facts

• Finished basement
• Loft bedroom
• Fenced backyard

Tags

• LOFT BEDROOM
• FINISHED BASEMENT
• FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: FARNAMWOOD; Cross streets: Atherton / S. Saginaw; Directions: Atherton Rd to Red Arrow Rd to Leta then to Custer

Exterior

• Parking: Detached 1-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: Built with vinyl siding; Block foundation
• Exterior features: Fenced yard; Paved road access; Lot dimensions approximately 45 x 110 (0.11 acres)

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Free-standing refrigerator; Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $580 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,900

Questions for the listing agent

1. Built in 1951 — 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: 1.39% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $102,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Buckingham Ave	0.26mi	3/1.0	1,055 (-4%)	0mo	$98,500	$93	81
802 McKeighan Ave	0.37mi	3/1.0	1,056 (-4%)	3mo	$95,900	$91	74
4133 Custer Ave	0.07mi	2/1.5 (-1)	1,192 (+9%)	3mo	$114,000	$96	73
326 Burroughs Ave	0.22mi	2/1.0 (-1)	1,008 (-8%)	2mo	$47,500	$47	69
723 Mckeighan Ave	0.35mi	2/1.0 (-1)	1,160 (+6%)	4mo	$29,900	$26	65
1030 Mckeighan Ave	0.52mi	3/1.5	1,049 (-4%)	2mo	$50,000	$48	64
3508 Fern Ave	0.68mi	3/1.0	1,060 (-4%)	0mo	$132,000	$125	62
630 Buckingham Ave Ave	0.32mi	3/1.0	936 (-15%)	1mo	$89,999	$96	60
4424 Cheyenne Ave	0.54mi	3/1.0	1,212 (+10%)	1mo	$76,000	$63	57
601 Buckingham Ave	0.29mi	2/1.0 (-1)	942 (-14%)	9mo	$45,000	$48	51
1465 Norton St	0.59mi	3/1.5	1,260 (+15%)	5mo	$119,999	$95	42
3491 Laurel Ave	0.69mi	3/2.0	1,200 (+9%)	10mo	$160,000	$133	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,199
• Equity at exit: $12,510

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $11,434
• Equity at exit: $7,254

Cash invested: $23,492 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$440
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $285

Break-even live

Break-even rent $805

Max offer price $83,900

Occupancy floor 71%

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.08mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	43d	1	0.16mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	0.35mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	0.39mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.49mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.56mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	0.58mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	1.15mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	1.17mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.22mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	1.31mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	1.32mi

Listing history 8 events

1. 2026-06-18
   days on market $83,900 Active 7 DOM
2. 2026-06-17
   days on market $83,900 Active 6 DOM
3. 2026-06-16
   days on market $83,900 Active 5 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   days on market $83,900 Active 4 DOM
6. 2026-06-14
   days on market $83,900 Active 2 DOM
7. 2026-06-13
   remarks 490-char remark
8. 2026-06-13
   listed $83,900 Active 1 DOM

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 ≥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: $13,991
• − Mortgage interest: −$4,700
• − Property taxes: −$1,932
• − Insurance: −$420
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,441
• Taxable income: $2,260
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $2,879/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

+47.5% since first listed

23 events — show timeline

• 2026-06-12 Listed $83,900 MiRealSource-MiMLS
• 2026-06-12 Listed $83,900 REALCOMP
• 2026-06-10 Coming Soon $83,900 MiRealSource-MiMLS
• 2024-08-13 Sold (Public Records) $74,900 Public Records
• 2023-11-13 Pending — REALCOMP
• 2023-11-13 Sold (MLS) $74,900 MiRealSource-MiMLS
• 2023-11-13 Sold (MLS) $74,900 REALCOMP
• 2023-09-28 Contingent — MiRealSource-MiMLS
• 2023-09-28 Contingent — REALCOMP
• 2023-09-21 Listed $74,900 MiRealSource-MiMLS
• 2023-09-21 Listed $74,900 REALCOMP
• 2012-06-20 Sold (MLS) $17,000 REALCOMP
• 2012-06-20 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2012-05-19 Listing Removed — MiRealSource-MiMLS
• 2011-12-15 Listed $19,500 REALCOMP
• 2011-12-15 Listed $19,500 MiRealSource-MiMLS
• 2009-03-20 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2009-03-20 Sold (MLS) $13,000 REALCOMP
• 2009-03-05 Listing Removed — MiRealSource-MiMLS
• 2009-02-27 Listed $12,900 MiRealSource-MiMLS
• 2009-02-27 Listed $12,900 REALCOMP
• 1998-07-08 Sold (MLS) $52,250 MiRealSource-MiMLS
• 1998-05-08 Listed $56,900 MiRealSource-MiMLS

Property tax history

+8.7%/yr

Latest (2025): $1,932 · +30.1% YoY. Source: county tax records.