4234 Custer Ave · Flint, MI 48507

$79,900

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 22 Days on market

Built 1951 4,792 sqft lot Est $92k · 13% 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 +29.6/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

Key facts

• Large 3 car garage
• Laminate floors
• Fenced yard

Tags

• LARGE 3 CAR GARAGE
• FULL BASEMENT
• EATING AREA IN KITCHEN
• FENCED YARD
• UPDATED KITCHEN CABINETS
• LAMINATE FLOORS

Property features AI

Exterior

• Parking: Detached garage with direct access; 3 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 45 x 110 (0.11 acre)

Interior

• Bedrooms: Total of 4 rooms (includes living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $78,701 (1.5% below list)

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: 1.35% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $91,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Buckingham Ave Ave	0.32mi	3/1.0	936 (-2%)	1mo	$89,999	$96	81
4526 Milton Dr	0.32mi	3/1.0	929 (-3%)	2mo	$90,000	$97	79
326 Burroughs Ave	0.23mi	2/1.0 (-1)	1,008 (+6%)	2mo	$47,500	$47	73
601 Buckingham Ave	0.29mi	2/1.0 (-1)	942 (-1%)	9mo	$45,000	$48	72
352 Buckingham Ave	0.27mi	3/1.0	1,055 (+11%)	0mo	$98,500	$93	70
802 McKeighan Ave	0.36mi	3/1.0	1,056 (+11%)	3mo	$95,900	$91	62
1030 Mckeighan Ave	0.51mi	3/1.5	1,049 (+10%)	2mo	$50,000	$48	56
3290 Ogema St	0.37mi	3/1.0	836 (-12%)	10mo	$89,900	$108	53
2140 E Bristol Rd	0.73mi	2/1.0 (-1)	912 (-4%)	1mo	$113,000	$124	52
3508 Fern Ave	0.67mi	3/1.0	1,060 (+11%)	0mo	$132,000	$125	50
3343 Cheyenne Ave	0.67mi	2/2.0 (-1)	906 (-5%)	6mo	$114,000	$126	46
3705 Cherokee Ave	0.55mi	3/1.0	1,092 (+14%)	10mo	$72,500	$66	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,245
• Equity at exit: $11,913

10-year hold

• IRR: 9.1%
• Equity multiple: 1.60×
• Total profit: $13,452
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$419
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $288

Break-even live

Break-even rent $712

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	0.35mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.49mi
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

Listing history 27 events

1. 2026-06-03
   status $79,900 Pending 22 DOM
2. 2026-06-02
   days on market $79,900 Active 22 DOM
3. 2026-06-01
   days on market $79,900 Active 21 DOM
4. 2026-05-31
   days on market $79,900 Active 20 DOM
5. 2026-05-30
   days on market $79,900 Active 19 DOM
6. 2026-05-12
   status Active 263-char remark

   Show marketing remark (263 chars)

   Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

7. 2026-05-12
   status Active

   Show marketing remark (263 chars)

   Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

8. 2026-04-15
   status Pending 263-char remark

   Show marketing remark (263 chars)

   Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

9. 2026-04-15
   status Pending

   Show marketing remark (263 chars)

   Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

10. 2026-04-13
    listed $84,900 Active

    Show marketing remark (263 chars)

    Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

11. 2026-04-13
    listed $84,900 Active 263-char remark

    Show marketing remark (263 chars)

    Cute House In Move-in Condition. Note Large 3 Car Garage for a mechanic dream or storage. Full basement & Eating Area In Kitchen. Fenced Yard. Updated Kitchen Cabinets, Laminate Floors and painted home. Home has Vinyl Siding, Vinal Siding and Vinyl windows.

12. 2009-10-28
    soldstatus $13,500 263-char remark

    Show marketing remark (263 chars)

    HURRY!! This deal wont last long! Awesome Opportunity-- 3 bedroom home with full basement, and 3 car garage!! Bring All Offers. Home is being sold "AS-IS" w/ no repairs being made. All offers to be submitted w. verificaiton of funds/pre-approval letter.

13. 2009-10-27
    soldstatus $13,500
14. 2009-10-27
    soldstatus $13,500
15. 2009-10-11
    historical
16. 2009-10-09
    listed $8,900 263-char remark

    Show marketing remark (263 chars)

    HURRY!! This deal wont last long! Awesome Opportunity-- 3 bedroom home with full basement, and 3 car garage!! Bring All Offers. Home is being sold "AS-IS" w/ no repairs being made. All offers to be submitted w. verificaiton of funds/pre-approval letter.

17. 2009-10-08
    listed $8,900
18. 2009-10-08
    listed $8,900
19. 1998-04-30
    soldstatus $56,900
20. 1998-04-30
    soldstatus $56,900
21. 1998-03-19
    historical
22. 1997-11-11
    listed $56,900
23. 1997-11-11
    listed $56,900
24. 1997-06-25
    listed $59,000
25. 1997-06-25
    historical
26. 1997-06-25
    historical
27. 1997-06-25
    listed $59,000

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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: $12,913
• − Mortgage interest: −$4,476
• − Property taxes: −$1,321
• − Insurance: −$400
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,324
• Taxable income: $2,326
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,894/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

+43.9% since first listed

22 events — show timeline

• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — REALCOMP
• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-04-13 Listed $84,900 REALCOMP
• 2026-04-13 Listed $84,900 MiRealSource-MiMLS
• 2009-10-28 Sold (MLS) $13,500 REALCOMP
• 2009-10-27 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2009-10-27 Sold (MLS) $13,500 REALCOMP
• 2009-10-11 Listing Removed — MiRealSource-MiMLS
• 2009-10-09 Listed $8,900 REALCOMP
• 2009-10-08 Listed $8,900 MiRealSource-MiMLS
• 2009-10-08 Listed $8,900 REALCOMP
• 1998-04-30 Sold (MLS) $56,900 REALCOMP
• 1998-04-30 Sold (MLS) $56,900 MiRealSource-MiMLS
• 1998-03-19 Listing Removed — MiRealSource-MiMLS
• 1997-11-11 Listed $56,900 REALCOMP
• 1997-11-11 Listed $56,900 MiRealSource-MiMLS
• 1997-06-25 Listed $59,000 MiRealSource-MiMLS
• 1997-06-25 Listing Removed — MiRealSource-MiMLS
• 1997-06-25 Listing Removed — REALCOMP
• 1997-06-25 Listed $59,000 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,321 · +1.8% YoY. Source: county tax records.