722 E Ridgeway Ave · Flint, MI 48505

$17,900

1 bd · 1.0 ba · 545 sqft · SingleFamily public records · 15 Days on market

Built 1937 4,792 sqft lot

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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

Great opportunity to acquire a solid Flint property with strong upside potential. This home is in livable condition and would benefit from light cosmetic updates, making it an excellent option for an owner-occupant looking to build equity or an investor seeking a rental or resale opportunity. Major renovations are not anticipated, allowing a buyer to focus on value-add improvements rather than a full rehab. Conveniently located near shopping, schools, parks, restaurants, and major roadways, the property offers easy access to everyday amenities and commuter routes. The functional layout, strong location, and affordable entry point make this an attractive opportunity for a variety of buyers. Property is being sold as-is. Showings by appointment only. Buyer to verify all information, measurements, and property details. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Easy access
• Livable condition
• Functional layout

Tags

• LIVABLE CONDITION
• LIGHT COSMETIC UPDATES
• VALUE-ADD IMPROVEMENTS
• CONVENIENTLY LOCATED
• EASY ACCESS
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 120 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Has basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.4% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $603 of equity ($124 loan paydown + $479 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

• It's been on market 15 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $2k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $18k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,631 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 4.51% ✓
• Cap rate: 39.44%
• Cash-on-cash: 118.39%
• DSCR: 6.27
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.66×
• Total profit: $33,367
• Equity at exit: $7,722

10-year hold

• IRR: —
• Equity multiple: 15.98×
• Total profit: $75,070
• Equity at exit: $11,653

Cash invested: $5,012 (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: 1.8×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $494

Break-even live

Break-even rent $182

Max offer price $17,900

Occupancy floor 34%

Sensitivity live

Price	-10% $505	-5% $500	+0% $494	+5% $489	+10% $484
Rent	-10% $431	-5% $463	+0% $494	+5% $526	+10% $558
Rate	-1.0pp $503	-0.5pp $499	base $494	+0.5pp $490	+1.0pp $485

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 E Baltimore Blvd Flint, MI	—	1.0	436	$800	$1.83	21d	1	0.41mi

Listing history 12 events

1. 2026-06-18
   days on market $17,900 Active 15 DOM
2. 2026-06-17
   days on market $17,900 Active 14 DOM
3. 2026-06-16
   days on market $17,900 Active 13 DOM
4. 2026-06-15
   pricedays on market $17,900 Active 12 DOM
5. 2026-06-14
   days on market $18,499 Active 10 DOM
6. 2026-06-13
   pricedays on market $18,499 Active 9 DOM
7. 2026-06-10
   days on market $19,499 Active 7 DOM
8. 2026-06-09
   days on market $19,499 Active 6 DOM
9. 2026-06-08
   days on market $19,499 Active 5 DOM
10. 2026-06-07
    pricedays on market $19,499 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $19,999 Active 1 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: $511 · $43/mo
• Projected year-2 tax: $511 · $43/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: $9,697
• − Mortgage interest: −$1,003
• − Property taxes: −$511
• − Insurance: −$90
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$521
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $4,488/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

+68.1% since first listed

7 events — show timeline

• 2026-06-02 Listed $19,999 MiRealSource-MiMLS
• 2026-06-02 Listed $19,999 REALCOMP
• 2005-10-24 Sold (MLS) $8,000 REALCOMP
• 2005-10-24 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2005-10-20 Listing Removed — MiRealSource-MiMLS
• 2005-05-20 Listed $11,900 REALCOMP
• 2005-05-20 Listed $11,900 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $511 · +1.0% YoY. Source: county tax records.