1006 W 8th Ave · Flint, MI 48504

$69,900

3 bd · 1.0 ba · 1,444 sqft · SingleFamily · 9 Days on market

Built 1920 0.38 ac lot Est $91k · 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in a prime Flint location just behind Hurley Medical Center! This 3-bedroom, 1-bath home offers spacious rooms, solid bones, and endless potential for renovation or rental income. Two additional lots are included with the sale, providing extra space and future possibilities. Conveniently located near downtown Flint, the University of Michigan-Flint, shopping, dining, and major employers. Situated in the Flint Community School District. Bring your vision and transform this fixer-upper into a valuable investment.

Key facts

• Two additional lots
• Prime flint location
• Near downtown flint

Tags

• PRIME FLINT LOCATION
• BEHIND HURLEY MEDICAL CENTER
• TWO ADDITIONAL LOTS
• NEAR DOWNTOWN FLINT
• UNIVERSITY OF MICHIGAN-FLINT

Property features AI

Finance

• Other: Approximately 0.38-acre lot (dimensions: 243 x 125 x 272)
• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Covered porch; Fenced yard; Corner lot; Paved road access

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Has heating (Forced Air, Natural Gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

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: 132 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $483 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 + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1920 — 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: 1.55% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $90,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 Clement St	0.39mi	3/2.0	1,430 (-1%)	2mo	$41,000	$29	75
1810 Monteith St	0.57mi	3/2.0	1,446 (+0%)	7mo	$105,000	$73	63
718 N Chevrolet Ave	0.48mi	4/1.5 (+1)	1,558 (+8%)	9mo	$105,000	$67	50
2008 University Ave	0.74mi	4/1.0 (+1)	1,510 (+5%)	4mo	$99,000	$66	50
2317 Flushing Rd	0.57mi	4/2.0 (+1)	1,505 (+4%)	10mo	$19,000	$13	49
854 Perry St	0.55mi	3/2.0	1,320 (-9%)	9mo	$44,000	$33	49
217 Seventh Ave	0.49mi	3/2.0	1,274 (-12%)	6mo	$79,900	$63	48
2410 Flushing Rd	0.58mi	4/2.0 (+1)	1,312 (-9%)	4mo	$39,000	$30	45
448 Dougherty Pl	0.72mi	3/1.5	1,577 (+9%)	8mo	$162,000	$103	42
2535 Flushing Rd	0.74mi	3/1.5	1,300 (-10%)	11mo	$7,200	$6	38
2313 Joliet St	0.66mi	3/2.0	1,260 (-13%)	8mo	$55,000	$44	37
218 E Wood St	0.67mi	4/2.0 (+1)	1,642 (+14%)	11mo	$182,000	$111	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $12,961
• Equity at exit: $10,422

10-year hold

• IRR: 25.0%
• Equity multiple: 3.18×
• Total profit: $42,588
• Equity at exit: $6,044

Cash invested: $19,572 (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 48504

• Active inventory: 132
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $381

Break-even live

Break-even rent $598

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $421	-5% $401	+0% $381	+5% $361	+10% $342
Rent	-10% $296	-5% $338	+0% $381	+5% $424	+10% $467
Rate	-1.0pp $416	-0.5pp $399	base $381	+0.5pp $363	+1.0pp $345

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	0.67mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.83mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	0.88mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	1.03mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	1.40mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	1.41mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	1.48mi

Listing history 8 events

1. 2026-06-15
   statusdays on market $69,900 Pending 9 DOM
2. 2026-06-14
   days on market $69,900 Active 8 DOM
3. 2026-06-13
   days on market $69,900 Active 7 DOM
4. 2026-06-10
   days on market $69,900 Active 5 DOM
5. 2026-06-09
   days on market $69,900 Active 4 DOM
6. 2026-06-08
   days on market $69,900 Active 3 DOM
7. 2026-06-07
   remarks 537-char remark
8. 2026-06-07
   listed $69,900 Active 2 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: $922 · $77/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$77/yr (+$6/mo · 8.4%)

ⓘ 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: $12,967
• − Mortgage interest: −$3,915
• − Property taxes: −$922
• − Insurance: −$350
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,033
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,693/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
• City population: 93,814
• Population (ZIP): 23,873

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $69,900 MiRealSource-MiMLS
• 2026-06-05 Listed $69,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $922 · +1.6% YoY. Source: county tax records.