5318 Baldwin Blvd · Flint, MI 48505

$18,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records

Built 1951 5,663 sqft lot ↓ 32% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

tenants right

Key facts

• 5,663 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 51.5% 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: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% 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 $605 of equity ($124 loan paydown + $481 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 26y ago 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,000

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.64% ✓
• Cap rate: 51.46%
• Cash-on-cash: 161.29%
• DSCR: 8.18
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $49,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5913 Glenn Ave	0.32mi	3/1.5	1,272 (0%)	4mo	$35,000	$28	79
5705 Winthrop Blvd	0.23mi	3/1.0	1,375 (+8%)	4mo	$55,000	$40	73
5714 Suburban Ct	0.26mi	3/1.0	1,426 (+12%)	3mo	$63,500	$45	65
609 W Marengo Ave	0.28mi	3/1.0	1,412 (+11%)	7mo	$55,000	$39	62
5709 Suburban Ct	0.23mi	3/1.5	1,440 (+13%)	8mo	$74,900	$52	59
1323 Chatham Dr	0.57mi	3/1.5	1,374 (+8%)	2mo	$51,000	$37	57
1909 Basil Ln	0.59mi	3/1.0	1,200 (-6%)	8mo	$21,025	$18	56
306 W Bishop Ave	0.56mi	4/1.5 (+1)	1,217 (-4%)	5mo	$50,000	$41	56
605 W Foss Ave	0.66mi	3/1.0	1,387 (+9%)	2mo	$6,900	$5	53
606 Stewart Ave	0.59mi	3/2.0	1,375 (+8%)	3mo	$5,000	$4	53
6611 Sally Ct	0.65mi	3/1.0	1,120 (-12%)	2mo	$21,420	$19	48
6610 Cranwood Dr	0.66mi	3/2.0	1,452 (+14%)	5mo	$78,000	$54	38

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: —
• Equity multiple: 9.93×
• Total profit: $45,021
• Equity at exit: $7,765

10-year hold

• IRR: —
• Equity multiple: 20.88×
• Total profit: $100,216
• Equity at exit: $11,718

Cash invested: $5,040 (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: 99
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $677

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 28%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.12mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	0.29mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	0.40mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	14d	1	0.50mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.63mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	0.78mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.82mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.16mi

Listing history 46 events

1. 2025-06-27
   status Pending 13-char remark

   Show marketing remark (13 chars)

   tenants right

2. 2025-06-27
   status Pending

   Show marketing remark (13 chars)

   tenants right

3. 2025-03-25
   historical

   Show marketing remark (13 chars)

   tenants right

4. 2025-03-25
   historical 13-char remark

   Show marketing remark (13 chars)

   tenants right

5. 2024-12-17
   status Pending

   Show marketing remark (13 chars)

   tenants right

6. 2024-12-17
   status Pending 13-char remark

   Show marketing remark (13 chars)

   tenants right

7. 2022-09-23
   status Pending
8. 2021-12-22
   soldstatus $17,000 Sold 358-char remark

   Show marketing remark (358 chars)

   Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

9. 2021-12-22
   soldstatus $17,000 Closed

   Show marketing remark (358 chars)

   Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

10. 2021-12-22
    soldstatus $17,000 Closed

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

11. 2021-12-21
    historical
12. 2021-12-18
    status Pending
13. 2021-12-18
    status Pending
14. 2021-12-15
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

15. 2021-12-15
    listed $18,000 Active 358-char remark

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

16. 2021-12-15
    historical

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

17. 2021-12-15
    listed $18,000

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

18. 2021-12-15
    historical

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

19. 2021-12-15
    listed $18,000

    Show marketing remark (358 chars)

    Why rent when you can OWN this 3 bedroom, 1 bath ranch styled home! This property has been very well maintained for years; make this your very own home or a nice addition to your real estate portfolio! Conveniently located near shopping, restaurants, and expressways. All licensed agents must be present with buyer at showings. Please Do Not Disturb Tenants.

20. 2021-11-24
    price $18,000
21. 2021-11-24
    price $18,000
22. 2021-10-11
    listed $25,000 Active
23. 2021-10-11
    listed $25,000 Active
24. 2021-09-09
    status Pending
25. 2021-09-07
    historical 13-char remark

    Show marketing remark (13 chars)

    tenants right

26. 2021-08-13
    listed $24,500 13-char remark

    Show marketing remark (13 chars)

    tenants right

27. 2021-08-13
    listed $24,500 Active

    Show marketing remark (13 chars)

    tenants right

28. 2009-10-20
    historical
29. 2009-10-20
    historical
30. 2009-09-15
    listed $45,900
31. 2009-09-15
    listed $45,900
32. 2009-01-08
    soldstatus $10,500
33. 2009-01-08
    soldstatus $10,500
34. 2008-10-30
    historical
35. 2008-06-06
    listed $10,800
36. 2008-06-06
    listed $10,800
37. 2001-07-11
    soldstatus $55,000
38. 2001-07-11
    soldstatus $55,000
39. 2001-05-14
    historical
40. 2001-03-01
    listed $57,900
41. 2001-03-01
    listed $57,900
42. 2001-02-01
    soldstatus $25,000
43. 2001-02-01
    soldstatus $25,000
44. 2001-01-10
    historical
45. 2000-10-23
    listed $25,000
46. 2000-10-23
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,180
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$524
• Taxable income: $8,339
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $6,128/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

-32.0% since first listed

46 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-06-27 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-09-23 Pending — REALCOMP
• 2021-12-22 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2021-12-22 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2021-12-22 Sold (MLS) $17,000 REALCOMP
• 2021-12-21 Listing Removed — REALCOMP
• 2021-12-18 Pending — REALCOMP
• 2021-12-18 Pending — MiRealSource-MiMLS
• 2021-12-15 Pending — REALCOMP
• 2021-12-15 Listed $18,000 MiRealSource-MiMLS
• 2021-12-15 Listing Removed — MiRealSource-MiMLS
• 2021-12-15 Listed $18,000 MiRealSource-MiMLS
• 2021-12-15 Listing Removed — MiRealSource-MiMLS
• 2021-12-15 Listed $18,000 REALCOMP
• 2021-11-24 Price Changed $18,000 MiRealSource-MiMLS
• 2021-11-24 Price Changed $18,000 REALCOMP
• 2021-10-11 Listed $25,000 MiRealSource-MiMLS
• 2021-10-11 Listed $25,000 REALCOMP
• 2021-09-09 Pending — MiRealSource-MiMLS
• 2021-09-07 Listing Removed — REALCOMP
• 2021-08-13 Listed $24,500 MiRealSource-MiMLS
• 2021-08-13 Listed $24,500 REALCOMP
• 2009-10-20 Listing Removed — MiRealSource-MiMLS
• 2009-10-20 Listing Removed — REALCOMP
• 2009-09-15 Listed $45,900 MiRealSource-MiMLS
• 2009-09-15 Listed $45,900 REALCOMP
• 2009-01-08 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2009-01-08 Sold (MLS) $10,500 REALCOMP
• 2008-10-30 Listing Removed — MiRealSource-MiMLS
• 2008-06-06 Listed $10,800 MiRealSource-MiMLS
• 2008-06-06 Listed $10,800 REALCOMP
• 2001-07-11 Sold (MLS) $55,000 REALCOMP
• 2001-07-11 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2001-05-14 Listing Removed — MiRealSource-MiMLS
• 2001-03-01 Listed $57,900 REALCOMP
• 2001-03-01 Listed $57,900 MiRealSource-MiMLS
• 2001-02-01 Sold (MLS) $25,000 REALCOMP
• 2001-02-01 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2001-01-10 Listing Removed — MiRealSource-MiMLS
• 2000-10-23 Listed $25,000 REALCOMP
• 2000-10-23 Listed $25,000 MiRealSource-MiMLS

Property tax history

-6.3%/yr

Latest (2025): $998 · +1.6% YoY. Source: county tax records.