124 W Flint Park Blvd · Flint, MI 48505

$34,900

3 bd · 1.0 ba · 977 sqft · SingleFamily public records · 597 Days on market

Built 1922 5,663 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Investor special!! This 3-bedroom ranch style house needs a cleanup and a rehab. The vacant lot next door is not part of the property but the seller has maintained it for many years, it may be available for purchase as well. Come see this one, it would be a great addition to a rental portfolio providing a huge ROI. All offers will be considered. BATVAI

Key facts

• Ranch style house
• Huge roi
• 5,663 sq ft lot

Tags

• RANCH STYLE HOUSE
• HUGE ROI

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Sewer available; Water available
• Home design: Single family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation
• Exterior features: Back yard fencing; Shed(s); Paved road access

Interior

• Kitchen: Free-standing gas oven; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Free-standing gas oven; Microwave; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 100 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($241 loan paydown + $933 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 597 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask is 52% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 597 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 1922 — 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: 2.84% ✓
• Cap rate: 24.91%
• Cash-on-cash: 66.51%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $18,563
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 W Stewart Ave	0.18mi	3/1.0	956 (-2%)	13mo	$9,300	$10	77
329 W Pulaski Ave	0.29mi	3/1.0	923 (-6%)	9mo	$31,000	$34	70
342 E Baltimore Blvd	0.30mi	2/1.0 (-1)	940 (-4%)	14mo	$34,000	$36	63
306 W Parkway Ave	0.46mi	2/1.0 (-1)	918 (-6%)	8mo	$14,900	$16	57
4310 Berger Dr	0.70mi	3/1.0	905 (-7%)	2mo	$33,000	$36	54
3506 Esther St	0.63mi	3/1.0	1,043 (+7%)	7mo	$28,500	$27	53
638 W Pulaski Ave	0.47mi	3/1.0	870 (-11%)	9mo	$13,000	$15	52
4006 Donnelly St	0.64mi	2/1.0 (-1)	912 (-7%)	6mo	$13,000	$14	49
618 E Pulaski Ave	0.54mi	2/1.0 (-1)	836 (-14%)	5mo	$24,000	$29	41
606 Damon St	0.58mi	4/1.5 (+1)	1,122 (+15%)	5mo	$7,900	$7	37
402 W Gracelawn Ave	0.69mi	2/1.0 (-1)	864 (-12%)	8mo	$4,669	$5	37
302 W Gracelawn Ave	0.68mi	2/1.0 (-1)	832 (-15%)	8mo	$16,000	$19	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.90×
• Total profit: $38,116
• Equity at exit: $15,056

10-year hold

• IRR: 70.7%
• Equity multiple: 10.02×
• Total profit: $88,128
• Equity at exit: $22,720

Cash invested: $9,772 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$183
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $542

Break-even live

Break-even rent $307

Max offer price $34,900

Occupancy floor 40%

Sensitivity live

Price	-10% $561	-5% $551	+0% $542	+5% $532	+10% $522
Rent	-10% $463	-5% $502	+0% $542	+5% $581	+10% $620
Rate	-1.0pp $559	-0.5pp $550	base $542	+0.5pp $533	+1.0pp $523

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	22d	1	0.65mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.85mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	1.12mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	1.21mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	1.23mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	1.24mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	1.28mi

Listing history 25 events

1. 2026-06-21
   days on market $34,900 Active 597 DOM
2. 2026-06-18
   days on market $34,900 Active 594 DOM
3. 2026-06-17
   days on market $34,900 Active 593 DOM
4. 2026-06-16
   days on market $34,900 Active 592 DOM
5. 2026-06-15
   days on market $34,900 Active 591 DOM
6. 2026-06-14
   days on market $34,900 Active 589 DOM
7. 2026-06-13
   days on market $34,900 Active 588 DOM
8. 2026-06-10
   days on market $34,900 Active 586 DOM
9. 2026-06-09
   days on market $34,900 Active 585 DOM
10. 2026-06-08
    days on market $34,900 Active 584 DOM
11. 2026-06-07
    days on market $34,900 Active 583 DOM
12. 2026-06-05
    days on market $34,900 Active 580 DOM
13. 2026-06-03
    days on market $34,900 Active 579 DOM
14. 2026-06-02
    days on market $34,900 Active 578 DOM
15. 2026-06-01
    days on market $34,900 Active 577 DOM
16. 2026-05-31
    days on market $34,900 Active 576 DOM
17. 2026-05-30
    days on market $34,900 Active 575 DOM
18. 2025-08-31
    price $34,900 354-char remark

    Show marketing remark (354 chars)

    Investor special!! This 3-bedroom ranch style house needs a cleanup and a rehab. The vacant lot next door is not part of the property but the seller has maintained it for many years, it may be available for purchase as well. Come see this one, it would be a great addition to a rental portfolio providing a huge ROI. All offers will be considered. BATVAI

19. 2025-08-31
    price $34,900

    Show marketing remark (354 chars)

    Investor special!! This 3-bedroom ranch style house needs a cleanup and a rehab. The vacant lot next door is not part of the property but the seller has maintained it for many years, it may be available for purchase as well. Come see this one, it would be a great addition to a rental portfolio providing a huge ROI. All offers will be considered. BATVAI

20. 2024-11-01
    listed $22,900 Active
21. 2024-10-31
    listed $22,900 Active 354-char remark

    Show marketing remark (354 chars)

    Investor special!! This 3-bedroom ranch style house needs a cleanup and a rehab. The vacant lot next door is not part of the property but the seller has maintained it for many years, it may be available for purchase as well. Come see this one, it would be a great addition to a rental portfolio providing a huge ROI. All offers will be considered. BATVAI

22. 2010-12-03
    historical
23. 1999-10-28
    historical
24. 1999-07-30
    listed $25,000
25. 1999-07-30
    listed $25,000

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $543 · $45/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,915
• − Mortgage interest: −$1,955
• − Property taxes: −$543
• − Insurance: −$174
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,015
• Taxable income: $6,321
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $4,982/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

+39.6% since first listed

8 events — show timeline

• 2025-08-31 Price Changed $34,900 MiRealSource-MiMLS
• 2025-08-31 Price Changed $34,900 REALCOMP
• 2024-11-01 Listed $22,900 REALCOMP
• 2024-10-31 Listed $22,900 MiRealSource-MiMLS
• 2010-12-03 Listing Removed — REALCOMP
• 1999-10-28 Listing Removed — MiRealSource-MiMLS
• 1999-07-30 Listed $25,000 MiRealSource-MiMLS
• 1999-07-30 Listed $25,000 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $543 · +1.1% YoY. Source: county tax records.