1604 Maryland Ave · Flint, MI 48506

$65,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 23 Days on market

Built 1920

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Why this score? — see what drove the C+ 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

Key facts

• Garage with shelving
• Fenced yard
• New ceiling fans

Tags

• GARAGE WITH SHELVING
• THREE SHEDS
• FENCED YARD
• NEW CEILING FANS
• NEW FLOORING
• RECENTLY PAINTED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $65k).
• Recommended offer: $64k (1.5% 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: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $449 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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.
• Current owner paid $6k; list at $65k implies a 1082% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

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: 1.27% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $26,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Utah Ave	0.44mi	2/1.5	572 (-5%)	2mo	$25,000	$44	68

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $4,644
• Equity at exit: $9,692

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $23,561
• Equity at exit: $5,620

Cash invested: $18,200 (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 48506

• Active inventory: 202
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $238

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 66%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.57mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.79mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	13d	1	0.81mi

Listing history 28 events

1. 2026-06-18
   days on market $65,000 Active 23 DOM
2. 2026-06-17
   days on market $65,000 Active 22 DOM
3. 2026-06-16
   days on market $65,000 Active 21 DOM
4. 2026-06-15
   days on market $65,000 Active 20 DOM
5. 2026-06-14
   days on market $65,000 Active 18 DOM
6. 2026-06-13
   days on market $65,000 Active 17 DOM
7. 2026-06-10
   days on market $65,000 Active 15 DOM
8. 2026-06-09
   days on market $65,000 Active 14 DOM
9. 2026-06-08
   days on market $65,000 Active 13 DOM
10. 2026-06-07
    days on market $65,000 Active 12 DOM
11. 2026-06-05
    days on market $65,000 Active 9 DOM
12. 2026-06-03
    days on market $65,000 Active 8 DOM
13. 2026-06-02
    days on market $65,000 Active 7 DOM
14. 2026-06-01
    days on market $65,000 Active 6 DOM
15. 2026-05-31
    days on market $65,000 Active 5 DOM
16. 2026-05-30
    days on market $65,000 Active 4 DOM
17. 2026-05-26
    listed $65,000 Active
18. 2018-07-09
    soldstatus $5,500 Sold 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

19. 2018-07-09
    soldstatus $5,500 Closed 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

20. 2018-05-23
    status Pending 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

21. 2018-05-23
    status Pending 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

22. 2018-04-18
    listed $8,000 Active 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

23. 2018-04-18
    listed $8,000 Active 146-char remark

    Show marketing remark (146 chars)

    HUD Home-Great opportunity on this 2 bedroom, 1 bath home in Flint. Enclosed front porch, 1 car detached garage. Oversized corrner lot with fence.

24. 1996-07-18
    soldstatus $26,800
25. 1996-07-18
    soldstatus $26,800
26. 1996-06-11
    historical
27. 1996-05-23
    listed $25,800
28. 1996-05-23
    listed $25,800

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$227/yr (+$19/mo · 41.4%)

ⓘ 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 ≥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: $9,904
• − Mortgage interest: −$3,641
• − Property taxes: −$548
• − Insurance: −$325
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,891
• Taxable income: $1,915
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,402/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+151.9% since first listed

12 events — show timeline

• 2026-05-26 Listed $65,000 FSBO.com
• 2018-07-09 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2018-07-09 Sold (MLS) $5,500 REALCOMP
• 2018-05-23 Pending — MiRealSource-MiMLS
• 2018-05-23 Pending — REALCOMP
• 2018-04-18 Listed $8,000 MiRealSource-MiMLS
• 2018-04-18 Listed $8,000 REALCOMP
• 1996-07-18 Sold (MLS) $26,800 REALCOMP
• 1996-07-18 Sold (MLS) $26,800 MiRealSource-MiMLS
• 1996-06-11 Listing Removed — MiRealSource-MiMLS
• 1996-05-23 Listed $25,800 REALCOMP
• 1996-05-23 Listed $25,800 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $548 · +1.1% YoY. Source: county tax records.