3413 Churchill Ave · Flint, MI 48506

$44,000

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 98 Days on market

Built 1949 5,227 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
• 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

3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

Key facts

• Fenced backyard
• Open kitchen
• Detached garage

Tags

• OPEN KITCHEN
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 100 (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 202 active listings in the ZIP; 8 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $44k implies a 359% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 2.23% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $113,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Holly Ave Ave	0.15mi	3/1.0 (+1)	975 (-5%)	0mo	$79,000	$81	80
3745 Holly Ave	0.29mi	2/1.0	949 (-8%)	7mo	$126,500	$133	68
3730 Holly Ave	0.25mi	2/1.0	904 (-12%)	6mo	$108,000	$119	64
3413 Dakota Ave	0.54mi	3/2.0 (+1)	1,018 (-1%)	2mo	$113,351	$111	63
3740 Ivanhoe Ave	0.30mi	2/1.0	898 (-12%)	3mo	$69,000	$77	62
3813 Holly Ave	0.34mi	2/2.0	906 (-12%)	2mo	$72,000	$79	59
3220 Woodrow Ave	0.28mi	3/1.0 (+1)	910 (-11%)	5mo	$71,000	$78	59
3826 Woodrow Ave	0.43mi	3/1.0 (+1)	954 (-7%)	7mo	$116,900	$123	57
3738 Holly Ave	0.26mi	3/1.0 (+1)	906 (-12%)	8mo	$99,999	$110	56
3121 Thom St	0.74mi	2/1.0	984 (-4%)	7mo	$62,900	$64	53
3809 Delaware Ave	0.52mi	3/1.0 (+1)	898 (-12%)	3mo	$140,000	$156	48
4093 Coral St	0.69mi	2/1.0	906 (-12%)	1mo	$105,000	$116	47

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $21,086
• Equity at exit: $6,561

10-year hold

• IRR: 46.3%
• Equity multiple: 5.45×
• Total profit: $54,784
• Equity at exit: $3,804

Cash invested: $12,320 (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: 3.7×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$231
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $443

Break-even live

Break-even rent $421

Max offer price $44,000

Occupancy floor 50%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.25mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.69mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	1.02mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.06mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	1.09mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.12mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	1.39mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	1.40mi

Listing history 42 events

1. 2026-06-18
   days on market $44,000 Active 98 DOM
2. 2026-06-17
   days on market $44,000 Active 97 DOM
3. 2026-06-16
   days on market $44,000 Active 96 DOM
4. 2026-06-15
   days on market $44,000 Active 95 DOM
5. 2026-06-14
   days on market $44,000 Active 93 DOM
6. 2026-06-13
   days on market $44,000 Active 92 DOM
7. 2026-06-10
   days on market $44,000 Active 90 DOM
8. 2026-06-09
   days on market $44,000 Active 89 DOM
9. 2026-06-08
   days on market $44,000 Active 88 DOM
10. 2026-06-07
    days on market $44,000 Active 87 DOM
11. 2026-06-05
    days on market $44,000 Active 84 DOM
12. 2026-06-03
    days on market $44,000 Active 83 DOM
13. 2026-06-02
    days on market $44,000 Active 82 DOM
14. 2026-06-01
    days on market $44,000 Active 81 DOM
15. 2026-05-31
    days on market $44,000 Active 80 DOM
16. 2026-05-30
    days on market $44,000 Active 79 DOM
17. 2026-04-07
    price $49,000 582-char remark

    Show marketing remark (582 chars)

    3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

18. 2026-04-06
    price $49,000
19. 2026-03-24
    price $54,000 582-char remark

    Show marketing remark (582 chars)

    3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

20. 2026-03-24
    price $54,000

    Show marketing remark (582 chars)

    3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

21. 2026-03-12
    listed $59,000 Active 582-char remark

    Show marketing remark (582 chars)

    3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

22. 2026-03-12
    listed $59,000 Active

    Show marketing remark (582 chars)

    3-bedroom, 1-bath home offering 1,080 sq ft of comfortable living space. The home features an open kitchen that connects to the main living area, creating a functional layout for everyday living. Outside, the fenced backyard provides space for pets, outdoor activities, or gardening. The property also includes a detached 1-car garage for parking or additional storage. Whether you're looking for a starter home or an investor searching for a solid rental opportunity, this property offers plenty of potential. It's a place you can easily make your own. Schedule your showing today!

23. 2012-12-06
    soldstatus $9,595 112-char remark

    Show marketing remark (112 chars)

    Cute, ranch home with large, open kitchen, living and family rooms, basement, garage, and fenced yard! HUD Home.

24. 2012-12-06
    soldstatus $9,595

    Show marketing remark (112 chars)

    Cute, ranch home with large, open kitchen, living and family rooms, basement, garage, and fenced yard! HUD Home.

25. 2012-10-18
    historical
26. 2012-10-06
    listed $9,000 112-char remark

    Show marketing remark (112 chars)

    Cute, ranch home with large, open kitchen, living and family rooms, basement, garage, and fenced yard! HUD Home.

27. 2012-10-06
    listed $9,000

    Show marketing remark (112 chars)

    Cute, ranch home with large, open kitchen, living and family rooms, basement, garage, and fenced yard! HUD Home.

28. 2010-12-06
    historical
29. 2004-01-09
    soldstatus $71,000
30. 2003-12-30
    soldstatus $71,000
31. 2003-12-30
    soldstatus $71,000
32. 2003-10-22
    historical
33. 2003-10-21
    listed $79,900
34. 2003-10-21
    listed $79,900
35. 2002-03-19
    listed $68,900
36. 2002-03-19
    listed $68,900
37. 2002-03-19
    historical
38. 1997-02-24
    soldstatus $46,500
39. 1997-02-24
    soldstatus $46,500
40. 1997-01-24
    historical
41. 1996-11-25
    listed $47,500
42. 1996-11-24
    listed $47,500

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,776
• − Mortgage interest: −$2,465
• − Property taxes: −$1,004
• − Insurance: −$220
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,280
• Taxable income: $4,923
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,129/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

+3.2% since first listed

26 events — show timeline

• 2026-04-07 Price Changed $49,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $49,000 REALCOMP
• 2026-03-24 Price Changed $54,000 MiRealSource-MiMLS
• 2026-03-24 Price Changed $54,000 REALCOMP
• 2026-03-12 Listed $59,000 REALCOMP
• 2026-03-12 Listed $59,000 MiRealSource-MiMLS
• 2012-12-06 Sold (MLS) $9,595 MiRealSource-MiMLS
• 2012-12-06 Sold (MLS) $9,595 REALCOMP
• 2012-10-18 Listing Removed — MiRealSource-MiMLS
• 2012-10-06 Listed $9,000 MiRealSource-MiMLS
• 2012-10-06 Listed $9,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-01-09 Sold (Public Records) $71,000 Public Records
• 2003-12-30 Sold (MLS) $71,000 REALCOMP
• 2003-12-30 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2003-10-22 Listing Removed — MiRealSource-MiMLS
• 2003-10-21 Listed $79,900 REALCOMP
• 2003-10-21 Listed $79,900 MiRealSource-MiMLS
• 2002-03-19 Listing Removed — MiRealSource-MiMLS
• 2002-03-19 Listed $68,900 MiRealSource-MiMLS
• 2002-03-19 Listed $68,900 REALCOMP
• 1997-02-24 Sold (MLS) $46,500 MiRealSource-MiMLS
• 1997-02-24 Sold (MLS) $46,500 REALCOMP
• 1997-01-24 Listing Removed — MiRealSource-MiMLS
• 1996-11-25 Listed $47,500 MiRealSource-MiMLS
• 1996-11-24 Listed $47,500 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,004 · +1.6% YoY. Source: county tax records.