317 E Baltimore Blvd · Flint, MI 48505

$27,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 52 Days on market

Built 1927 3,920 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

This two-bedroom home presents a prime opportunity for investors seeking their next value add project. Featuring a solid structure and a functional layout, the property is ready for renovation and modernization to unlock its full potential. The roof appears to have been replaced within the last five years, offering added value and peace of mind as you plan your updates. With the right vision and improvements, this house can be transformed into an income-generating asset.

Key facts

• Functional layout
• Solid structure
• Roof replaced

Tags

• SOLID STRUCTURE
• FUNCTIONAL LAYOUT
• ROOF REPLACED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Aluminum siding; 780 above-grade finished square feet
• Exterior features: Porch; Lot approximately 0.09 acres (3,920 sq ft)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 $909 of equity ($187 loan paydown + $722 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $2k; list at $27k implies a 980% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.41% ✓
• Cap rate: 27.30%
• Cash-on-cash: 75.04%
• DSCR: 4.34
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $14,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 E Marengo Ave	0.22mi	2/1.0	779 (-0%)	8mo	$20,000	$26	82
370 E Moore St	0.36mi	2/1.0	790 (+1%)	4mo	$9,900	$13	77
618 E Pulaski Ave	0.27mi	2/1.0	836 (+7%)	5mo	$24,000	$29	71
203 E Stewart Ave	0.26mi	2/1.0	670 (-14%)	10mo	$37,000	$55	56
409 E Lyndon Ave	0.41mi	2/1.0	672 (-14%)	6mo	$4,500	$7	53
302 W Gracelawn Ave	0.65mi	2/1.0	832 (+7%)	8mo	$16,000	$19	52
257 E Piper Ave	0.69mi	2/1.0	720 (-8%)	13mo	$7,000	$10	44
402 W Gracelawn Ave	0.68mi	2/1.0	864 (+11%)	8mo	$4,669	$5	44
638 W Pulaski Ave	0.63mi	3/1.0 (+1)	870 (+12%)	9mo	$13,000	$15	39
410 W Ridgeway Ave	0.47mi	3/1.0 (+1)	885 (+14%)	16mo	$34,000	$38	37
421 E Home Ave	0.66mi	2/1.0	674 (-14%)	12mo	$13,000	$19	37
253 E Piper Ave	0.69mi	2/1.0	882 (+13%)	13mo	$11,000	$12	36

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: 79.4%
• Equity multiple: 5.36×
• Total profit: $32,956
• Equity at exit: $11,648

10-year hold

• IRR: 79.1%
• Equity multiple: 11.02×
• Total profit: $75,785
• Equity at exit: $17,577

Cash invested: $7,560 (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: 2.4×

Monthly cashflow live

• Estimated rent: $922 high
• Mortgage (P&I): −$142
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $473

Break-even live

Break-even rent $323

Max offer price $27,000

Occupancy floor 44%

Sensitivity live

Price	-10% $560	-5% $480	+0% $473	+5% $465	+10% $457
Rent	-10% $400	-5% $436	+0% $473	+5% $509	+10% $546
Rate	-1.0pp $486	-0.5pp $480	base $473	+0.5pp $466	+1.0pp $459

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	15d	1	1.08mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	23d	1	1.10mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	15d	1	1.16mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	23d	1	1.40mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	15d	1	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $27,000 Active 52 DOM
2. 2026-06-18
   days on market $27,000 Active 49 DOM
3. 2026-06-17
   days on market $27,000 Active 48 DOM
4. 2026-06-16
   days on market $27,000 Active 47 DOM
5. 2026-06-15
   days on market $27,000 Active 46 DOM
6. 2026-06-14
   days on market $27,000 Active 44 DOM
7. 2026-06-13
   days on market $27,000 Active 43 DOM
8. 2026-06-10
   days on market $27,000 Active 41 DOM
9. 2026-06-09
   days on market $27,000 Active 40 DOM
10. 2026-06-08
    days on market $27,000 Active 39 DOM
11. 2026-06-07
    days on market $27,000 Active 38 DOM
12. 2026-06-05
    days on market $27,000 Active 35 DOM
13. 2026-06-03
    days on market $27,000 Active 34 DOM
14. 2026-06-02
    days on market $27,000 Active 33 DOM
15. 2026-06-01
    days on market $27,000 Active 32 DOM
16. 2026-05-31
    days on market $27,000 Active 31 DOM
17. 2026-05-30
    days on market $27,000 Active 30 DOM
18. 2026-04-30
    listed $27,000 Active 475-char remark

    Show marketing remark (475 chars)

    This two-bedroom home presents a prime opportunity for investors seeking their next value add project. Featuring a solid structure and a functional layout, the property is ready for renovation and modernization to unlock its full potential. The roof appears to have been replaced within the last five years, offering added value and peace of mind as you plan your updates. With the right vision and improvements, this house can be transformed into an income-generating asset.

19. 2026-04-30
    listed $27,000 Active

    Show marketing remark (475 chars)

    This two-bedroom home presents a prime opportunity for investors seeking their next value add project. Featuring a solid structure and a functional layout, the property is ready for renovation and modernization to unlock its full potential. The roof appears to have been replaced within the last five years, offering added value and peace of mind as you plan your updates. With the right vision and improvements, this house can be transformed into an income-generating asset.

20. 2017-09-26
    soldstatus $2,500 Sold 316-char remark

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

21. 2017-09-26
    soldstatus $2,500 Closed

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

22. 2017-09-11
    status Pending

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

23. 2017-09-11
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

24. 2017-08-02
    listed $2,500 Active

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

25. 2017-08-02
    listed $2,500 Active 316-char remark

    Show marketing remark (316 chars)

    Great starter home! Featuring 2 bedrooms, one bath. Approximately 780 SF. Enclosed porch is perfect to enjoy the summer evenings! Nice size kitchen with dining room for family meals! One car detached garage. Home does have a basement for additional storage or to finish off for more family space! Priced to sell!

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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: $11,058
• − Mortgage interest: −$1,512
• − Property taxes: −$1,229
• − Insurance: −$135
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$785
• Taxable income: $5,627
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,323/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

+980.0% since first listed

8 events — show timeline

• 2026-04-30 Listed $27,000 REALCOMP
• 2026-04-30 Listed $27,000 MiRealSource-MiMLS
• 2017-09-26 Sold (MLS) $2,500 MiRealSource-MiMLS
• 2017-09-26 Sold (MLS) $2,500 REALCOMP
• 2017-09-11 Pending — MiRealSource-MiMLS
• 2017-09-11 Pending — REALCOMP
• 2017-08-02 Listed $2,500 MiRealSource-MiMLS
• 2017-08-02 Listed $2,500 REALCOMP

Property tax history

+7.3%/yr

Latest (2025): $1,229 · +90.0% YoY. Source: county tax records.