4816 Glenn Ave · Flint, MI 48505

$18,900

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 84 Days on market

Built 1927 3,920 sqft lot Est $34k · 44% under ↓ 21% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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 investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

Key facts

• Active utilities
• Newer roof
• Updated walls

Tags

• NEWER ROOF
• NEWER WINDOWS
• UPDATED WALLS
• UPDATED PLUMBING
• ACTIVE UTILITIES

Property features AI

Finance

• Other: Subdivision: FLINT PARK 1; Cross street: Baltimore Blvd; Directions: From I-475 North, take the exit toward Pierson Rd, continue into the residential area, then turn onto W Glenn Ave

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; About 1,001 square feet above grade
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot roughly 41 x 100 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $19k).
• Recommended offer: $18k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.7% 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; 10 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 36% 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 $636 of equity ($131 loan paydown + $505 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 84 days — a 6% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $1k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,766 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.28% ✓
• Cap rate: 44.73%
• Cash-on-cash: 137.27%
• DSCR: 7.11
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $34,034
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Warrington Dr	0.48mi	3/1.0	1,010 (+1%)	3mo	$82,900	$82	74
4310 Berger Dr	0.31mi	3/1.0	905 (-10%)	2mo	$33,000	$36	68
5722 Susan St	0.52mi	3/1.0	989 (-1%)	8mo	$33,000	$33	67
5014 Miami Ln St	0.40mi	3/1.0	878 (-12%)	4mo	$24,000	$27	58
2118 Santa Barbara Dr	0.66mi	3/1.0	950 (-5%)	5mo	$21,000	$22	56
1511 W Home Ave	0.72mi	3/1.5	1,042 (+4%)	3mo	$35,500	$34	55
1710 Shamrock Ln	0.50mi	3/1.0	878 (-12%)	2mo	$43,500	$50	55
4006 Donnelly St	0.52mi	2/1.0 (-1)	912 (-9%)	6mo	$13,000	$14	50
2210 Canniff St	0.71mi	3/1.5	905 (-10%)	1mo	$83,000	$92	48
1913 Cherrylawn Dr	0.62mi	3/1.0	878 (-12%)	5mo	$19,000	$22	47
4807 Birchcrest Dr	0.72mi	3/1.5	878 (-12%)	4mo	$35,000	$40	41
402 W Gracelawn Ave	0.63mi	2/1.0 (-1)	864 (-14%)	8mo	$4,669	$5	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: —
• Equity multiple: 8.66×
• Total profit: $40,555
• Equity at exit: $8,154

10-year hold

• IRR: —
• Equity multiple: 18.16×
• Total profit: $90,815
• Equity at exit: $12,304

Cash invested: $5,292 (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: 1.6×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$99
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $605

Break-even live

Break-even rent $231

Max offer price $18,900

Occupancy floor 34%

Sensitivity live

Price	-10% $670	-5% $664	+0% $605	+5% $600	+10% $595
Rent	-10% $527	-5% $566	+0% $605	+5% $645	+10% $684
Rate	-1.0pp $615	-0.5pp $610	base $605	+0.5pp $600	+1.0pp $595

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: $4,725
• Closing costs: $567
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	0.36mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	21d	1	0.37mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	0.57mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	14d	1	0.65mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.80mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.89mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	0.94mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	21d	1	1.05mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	1.08mi
246 E York Ave Flint, MI	2.0	1.0	800	$895	$1.12	14d	1	1.29mi

Listing history 28 events

1. 2026-06-18
   days on market $18,900 Active 84 DOM
2. 2026-06-17
   days on market $18,900 Active 83 DOM
3. 2026-06-16
   days on market $18,900 Active 82 DOM
4. 2026-06-15
   days on market $18,900 Active 81 DOM
5. 2026-06-14
   days on market $18,900 Active 79 DOM
6. 2026-06-13
   days on market $18,900 Active 78 DOM
7. 2026-06-10
   days on market $18,900 Active 76 DOM
8. 2026-06-09
   days on market $18,900 Active 75 DOM
9. 2026-06-08
   days on market $18,900 Active 74 DOM
10. 2026-06-07
    days on market $18,900 Active 73 DOM
11. 2026-06-05
    days on market $18,900 Active 70 DOM
12. 2026-06-03
    days on market $18,900 Active 69 DOM
13. 2026-06-02
    days on market $18,900 Active 68 DOM
14. 2026-06-01
    days on market $18,900 Active 67 DOM
15. 2026-05-31
    days on market $18,900 Active 66 DOM
16. 2026-05-30
    days on market $18,900 Active 65 DOM
17. 2026-05-02
    price $18,900
18. 2026-05-01
    price $18,900 711-char remark

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

19. 2026-03-31
    status Active

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

20. 2026-03-31
    status Active 711-char remark

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

21. 2026-03-29
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

22. 2026-03-29
    status Pending

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

23. 2026-03-23
    listed $19,900 Active

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

24. 2026-03-23
    listed $19,900 Active 711-char remark

    Show marketing remark (711 chars)

    Great investment opportunity with strong potential, featuring recent upgrades including a newer roof, newer windows, updated walls, and updated plumbing, with electricity and gas already in place. While some renovations are still needed, this property is ideal for investors looking to add value. Currently configured as a 2-bedroom; per public record, the property is recorded as a 3-bedroom due to a previously opened space and can function as either 2 or 3 bedrooms depending on buyer's needs. Land contract option available. Buyer and buyer's agent to verify all information. Room sizes are approximate and not guaranteed. Property is being sold as-is. All information is deemed reliable but not guaranteed.

25. 1998-03-19
    historical
26. 1998-03-19
    historical
27. 1997-03-24
    listed $24,000
28. 1997-03-24
    listed $24,000

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $908 · $76/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: $11,970
• − Mortgage interest: −$1,059
• − Property taxes: −$908
• − Insurance: −$94
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$550
• Taxable income: $7,444
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $5,478/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

-21.2% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $18,900 REALCOMP
• 2026-05-01 Price Changed $18,900 MiRealSource-MiMLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Relisted — MiRealSource-MiMLS
• 2026-03-29 Pending — MiRealSource-MiMLS
• 2026-03-29 Pending — REALCOMP
• 2026-03-23 Listed $19,900 MiRealSource-MiMLS
• 2026-03-23 Listed $19,900 REALCOMP
• 1998-03-19 Listing Removed — MiRealSource-MiMLS
• 1998-03-19 Listing Removed — REALCOMP
• 1997-03-24 Listed $24,000 MiRealSource-MiMLS
• 1997-03-24 Listed $24,000 REALCOMP

Property tax history

-5.7%/yr

Latest (2025): $908 · +1.6% YoY. Source: county tax records.