2910 Shawnee Ave · Flint, MI 48507

$68,900

2 bd · 1.5 ba · 1,471 sqft · SingleFamily public records · 516 Days on market

Built 1953 5,663 sqft lot Est $82k · 16% 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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

Key facts

• 5,663 sq ft lot
• Built 1953
• Listed 516 days

Property features AI

Finance

• Other: Located in the Southwood Acres subdivision; Cross streets: Dort Hwy and E Atherton Rd
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot dimensions approximately 53 x 101 x 53 x 101; Lot size about 0.13 acres; No pool

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $476 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 516 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $69k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 516 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.60% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.56%
• DSCR: 2.00
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $82,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 Dearborn Ave	0.23mi	3/1.5 (+1)	1,567 (+6%)	9mo	$60,000	$38	66
720 Algonquin Ave	0.38mi	3/2.0 (+1)	1,398 (-5%)	1mo	$165,000	$118	66
812 E Atherton Rd	0.48mi	2/1.0	1,423 (-3%)	11mo	$92,000	$65	61
2029 Mcavoy St	0.66mi	2/1.5	1,516 (+3%)	12mo	$67,900	$45	54
549 Buckingham Ave	0.58mi	2/1.0	1,374 (-7%)	7mo	$42,800	$31	54
2033 Seymour Ave	0.66mi	3/1.5 (+1)	1,398 (-5%)	3mo	$35,000	$25	53
1006 Southlawn Ave	0.56mi	3/1.0 (+1)	1,539 (+5%)	11mo	$148,365	$96	50
3814 Shawnee Ave	0.49mi	3/2.0 (+1)	1,604 (+9%)	9mo	$114,000	$71	47
628 Mckinley Ave	0.72mi	2/1.0	1,348 (-8%)	9mo	$42,000	$31	43
541 Buckingham Ave	0.59mi	3/1.0 (+1)	1,617 (+10%)	11mo	$90,000	$56	39
818 Mckinley Ave	0.69mi	3/2.0 (+1)	1,630 (+11%)	9mo	$115,000	$71	36
1930 Whittlesey St	0.75mi	3/1.5 (+1)	1,679 (+14%)	10mo	$70,000	$42	28

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: 11.9%
• Equity multiple: 1.45×
• Total profit: $8,746
• Equity at exit: $10,273

10-year hold

• IRR: 18.2%
• Equity multiple: 2.30×
• Total profit: $25,039
• Equity at exit: $5,957

Cash invested: $19,292 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$361
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $363

Break-even live

Break-even rent $642

Max offer price $68,900

Occupancy floor 62%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	0.42mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.84mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.88mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.95mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	0.97mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.06mi

Listing history 42 events

1. 2026-06-18
   days on market $68,900 Active 516 DOM
2. 2026-06-17
   days on market $68,900 Active 515 DOM
3. 2026-06-16
   days on market $68,900 Active 514 DOM
4. 2026-06-15
   days on market $68,900 Active 513 DOM
5. 2026-06-14
   days on market $68,900 Active 511 DOM
6. 2026-06-13
   days on market $68,900 Active 510 DOM
7. 2026-06-10
   days on market $68,900 Active 508 DOM
8. 2026-06-09
   days on market $68,900 Active 507 DOM
9. 2026-06-08
   days on market $68,900 Active 506 DOM
10. 2026-06-07
    days on market $68,900 Active 505 DOM
11. 2026-06-05
    days on market $68,900 Active 502 DOM
12. 2026-06-03
    days on market $68,900 Active 501 DOM
13. 2026-06-02
    days on market $68,900 Active 500 DOM
14. 2026-06-01
    days on market $68,900 Active 499 DOM
15. 2026-05-31
    days on market $68,900 Active 498 DOM
16. 2026-05-30
    days on market $68,900 Active 497 DOM
17. 2026-05-19
    price $68,900 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

18. 2026-05-19
    status Active

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

19. 2026-05-19
    price $68,900

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

20. 2026-05-19
    status Active 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

21. 2026-03-20
    status Pending

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

22. 2026-03-20
    status Pending 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

23. 2025-12-03
    status Active

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

24. 2025-12-03
    status Active 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

25. 2025-12-01
    historical 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

26. 2025-12-01
    historical

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

27. 2025-08-20
    price $69,900 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

28. 2025-08-20
    price $69,900

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

29. 2025-05-28
    price $73,900 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

30. 2025-05-28
    price $73,900

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

31. 2024-11-18
    listed $79,900 Active 92-char remark

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

32. 2024-11-18
    listed $79,900 Active

    Show marketing remark (92 chars)

    Potential Investor Opportunity. 3 bedroom, 1.5 bath. Buyers agent to verify all information.

33. 2016-08-01
    soldstatus $12,000 Sold 299-char remark

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

34. 2016-08-01
    soldstatus $12,000 Closed

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

35. 2016-07-22
    status Pending

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

36. 2016-07-22
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

37. 2016-07-02
    listed $13,000 Active

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

38. 2016-07-02
    listed $13,000 Active 299-char remark

    Show marketing remark (299 chars)

    Great home for first time home buyer or for an investment. This home offers 3 good size bedrooms, 1 bath, large living room and over 1400 Sf to stretch out in! Located in a nice neighborhood. Close to all amenities. Home has been re-piped with pex! Multiple offers H & B due 7-20-16 by 3:00 pm

39. 2016-02-26
    historical
40. 2016-02-26
    historical
41. 2016-02-15
    listed $19,000 Active
42. 2016-02-14
    listed $19,000

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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: $13,211
• − Mortgage interest: −$3,859
• − Property taxes: −$1,404
• − Insurance: −$344
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,004
• Taxable income: $3,485
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,516/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

+262.6% since first listed

26 events — show timeline

• 2026-05-19 Price Changed $68,900 MiRealSource-MiMLS
• 2026-05-19 Relisted — REALCOMP
• 2026-05-19 Price Changed $68,900 REALCOMP
• 2026-05-19 Relisted — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-03-20 Pending — MiRealSource-MiMLS
• 2025-12-03 Relisted — REALCOMP
• 2025-12-03 Relisted — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-20 Price Changed $69,900 MiRealSource-MiMLS
• 2025-08-20 Price Changed $69,900 REALCOMP
• 2025-05-28 Price Changed $73,900 MiRealSource-MiMLS
• 2025-05-28 Price Changed $73,900 REALCOMP
• 2024-11-18 Listed $79,900 REALCOMP
• 2024-11-18 Listed $79,900 MiRealSource-MiMLS
• 2016-08-01 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2016-08-01 Sold (MLS) $12,000 REALCOMP
• 2016-07-22 Pending — MiRealSource-MiMLS
• 2016-07-22 Pending — REALCOMP
• 2016-07-02 Listed $13,000 MiRealSource-MiMLS
• 2016-07-02 Listed $13,000 REALCOMP
• 2016-02-26 Listing Removed — REALCOMP
• 2016-02-26 Listing Removed — MiRealSource-MiMLS
• 2016-02-15 Listed $19,000 REALCOMP
• 2016-02-14 Listed $19,000 MiRealSource-MiMLS

Property tax history

+10.1%/yr

Latest (2025): $1,404 · +1.8% YoY. Source: county tax records.