506 Green St · Flint, MI 48503

$59,900

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 41 Days on market

Built 1942 5,227 sqft lot

---

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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

Key facts

• Fresh paint
• Walk-in closet
• Updated kitchen

Tags

• NEWLY INSTALLED FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• WALK-IN CLOSET
• PARTIALLY FINISHED BASEMENT
• NEWLY INSTALLED FURNACE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Wood siding exterior; Block foundation; Partially finished basement; Built area: 812 above grade, 500 below grade
• Exterior features: Front porch; City lot; Paved road access

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Eat-in kitchen; Partially finished basement with block construction
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $60k).
• Recommended offer: $58k (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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $414 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 + 8.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $60k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1942 — 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: 1.56% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $24,360
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 Begole St	0.59mi	3/1.0 (+1)	832 (+2%)	8mo	$10,000	$12	57
2718 Dupont St	0.32mi	3/1.0 (+1)	864 (+6%)	18mo	$9,990	$12	55
1930 Concord St	0.67mi	2/1.0	900 (+11%)	2mo	$30,000	$33	49
1406 W Paterson St	0.58mi	2/1.0	893 (+10%)	10mo	$27,000	$30	48
410 E Genesee St	0.74mi	2/1.0	828 (+2%)	18mo	$13,500	$16	47
202 E Mcclellan St	0.63mi	2/1.0	736 (-9%)	14mo	$10,000	$14	44
3418 Keyes St	0.72mi	2/1.0	900 (+11%)	7mo	$69,000	$77	43
1432 Kirk Ave	0.69mi	3/1.0 (+1)	896 (+10%)	9mo	$17,000	$19	38
2314 Begole St	0.58mi	3/2.0 (+1)	894 (+10%)	11mo	$74,900	$84	38
2522 Mallery St	0.67mi	2/1.0	932 (+15%)	14mo	$33,000	$35	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.93×
• Total profit: $15,589
• Equity at exit: $8,931

10-year hold

• IRR: 32.7%
• Equity multiple: 4.72×
• Total profit: $62,341
• Equity at exit: $5,179

Cash invested: $16,772 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $319

Break-even live

Break-even rent $532

Max offer price $59,900

Occupancy floor 61%

Sensitivity live

Price	-10% $353	-5% $336	+0% $319	+5% $302	+10% $285
Rent	-10% $245	-5% $282	+0% $319	+5% $356	+10% $393
Rate	-1.0pp $349	-0.5pp $334	base $319	+0.5pp $304	+1.0pp $288

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.59mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.82mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	1.08mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	14d	1	1.44mi

Listing history 35 events

1. 2026-05-14
   status Pending

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

2. 2026-05-14
   status Pending 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

3. 2026-05-12
   price $59,900 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

4. 2026-05-11
   price $59,900
5. 2026-04-22
   price $64,900 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

6. 2026-04-22
   price $64,900

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

7. 2026-04-03
   listed $69,000 Active

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

8. 2026-04-03
   listed $69,000 Active 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom home delivers a luxury feel at an amazing price point. Bright, modern finishes, newly installed flooring, fresh paint, and a spacious living room create an elevated, move in ready atmosphere from the moment you walk in. The updated kitchen adds warmth and style, while a generous walk-in closet and a clean, partially finished basement proved valuable extra space. A newly installed furnace offers comfort and reliability, and the 6 ft privacy fence transforms the yard into a private retreat. Located in a quiet, well-kept area with convenient access to highways and parks, this home blends comfort, style, and everyday ease.

9. 2026-03-31
   historical
10. 2026-03-26
    price $69,999
11. 2026-03-25
    price $69,999
12. 2026-01-06
    price $78,000
13. 2026-01-05
    price $78,000
14. 2025-12-05
    price $78,500
15. 2025-12-04
    price $78,500
16. 2025-11-01
    listed $79,000 Active
17. 2025-11-01
    listed $79,000 Active
18. 2023-09-26
    soldstatus $10,000 Sold
19. 2023-09-26
    soldstatus $10,000 Closed
20. 2023-08-30
    status Pending
21. 2023-08-29
    listed $10,000 Active
22. 2023-08-29
    historical
23. 2023-08-22
    listed $10,000
24. 2023-06-16
    historical
25. 2023-06-16
    historical
26. 2022-12-17
    listed $30,000 Active
27. 2022-12-16
    listed $30,000 Active
28. 2022-01-21
    historical
29. 2022-01-21
    price $39,900
30. 2022-01-20
    price $39,900
31. 2022-01-20
    historical
32. 2021-12-14
    price $47,900
33. 2021-12-14
    price $47,900
34. 2021-10-29
    listed $54,900 Active
35. 2021-10-29
    listed $54,900 Active

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $974 · $81/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: $11,232
• − Mortgage interest: −$3,355
• − Property taxes: −$974
• − Insurance: −$300
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$1,743
• Taxable income: $3,064
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,095/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+9.1% since first listed

35 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-12 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $59,900 REALCOMP
• 2026-04-22 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $64,900 REALCOMP
• 2026-04-03 Listed $69,000 MiRealSource-MiMLS
• 2026-04-03 Listed $69,000 REALCOMP
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-26 Price Changed $69,999 MiRealSource-MiMLS
• 2026-03-25 Price Changed $69,999 REALCOMP
• 2026-01-06 Price Changed $78,000 MiRealSource-MiMLS
• 2026-01-05 Price Changed $78,000 REALCOMP
• 2025-12-05 Price Changed $78,500 MiRealSource-MiMLS
• 2025-12-04 Price Changed $78,500 REALCOMP
• 2025-11-01 Listed $79,000 REALCOMP
• 2025-11-01 Listed $79,000 MiRealSource-MiMLS
• 2023-09-26 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2023-09-26 Sold (MLS) $10,000 REALCOMP
• 2023-08-30 Pending — REALCOMP
• 2023-08-29 Listing Removed — MiRealSource-MiMLS
• 2023-08-29 Listed $10,000 REALCOMP
• 2023-08-22 Listed $10,000 MiRealSource-MiMLS
• 2023-06-16 Listing Removed — MiRealSource-MiMLS
• 2023-06-16 Listing Removed — REALCOMP
• 2022-12-17 Listed $30,000 REALCOMP
• 2022-12-16 Listed $30,000 MiRealSource-MiMLS
• 2022-01-21 Listing Removed — REALCOMP
• 2022-01-21 Price Changed $39,900 MiRealSource-MiMLS
• 2022-01-20 Price Changed $39,900 REALCOMP
• 2022-01-20 Listing Removed — MiRealSource-MiMLS
• 2021-12-14 Price Changed $47,900 MiRealSource-MiMLS
• 2021-12-14 Price Changed $47,900 REALCOMP
• 2021-10-29 Listed $54,900 MiRealSource-MiMLS
• 2021-10-29 Listed $54,900 REALCOMP

Property tax history

+9.8%/yr

Latest (2025): $974 · +1.6% YoY. Source: county tax records.