1909 Proctor Ave · Flint, MI 48504

$54,000

4 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 282 Days on market

5,663 sqft lot Est $47k · 14% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

Key facts

• First floor laundry
• Detached garage
• 5,663 sq ft lot

Tags

• FIRST FLOOR LAUNDRY
• DETACHED GARAGE
• EXTRA SPACE FOR WORKROOM

Property features AI

Finance

• Other: Subdivision: MODERN HOUSING CORP ADD; Directions: Ballenger Rd. N to Welch east to Proctor north to address
• Financial info: Tax info not included
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 1-car garage
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum and wood siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approx. 53.07 x 104.15; Lot size about 0.13 acres; No pool

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement; Seven total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 131 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $373 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $54k implies a 424% gain — meaningful room to come down on a strong offer.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.28%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $47,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Greenway Ave	0.20mi	3/1.5 (-1)	1,688 (+3%)	4mo	$14,000	$8	77
1413 Greenway Ave	0.21mi	4/1.5	1,711 (+5%)	7mo	$14,000	$8	76
2223 Begole St	0.28mi	4/2.0	1,808 (+11%)	9mo	$30,000	$17	59
1209 W Mcclellan St	0.69mi	4/2.5	1,664 (+2%)	2mo	$30,000	$18	59
2321 Concord St	0.34mi	3/2.0 (-1)	1,761 (+8%)	9mo	$15,000	$9	56
1502 Lavender Ave	0.36mi	4/2.0	1,430 (-12%)	10mo	$80,000	$56	53
2917 Mallery St	0.50mi	3/2.0 (-1)	1,495 (-8%)	4mo	$85,000	$57	52
3002 Proctor St	0.67mi	4/2.0	1,550 (-5%)	7mo	$99,500	$64	52
1909 Welch Blvd	0.43mi	3/1.5 (-1)	1,435 (-12%)	4mo	$28,600	$20	52
1801 Clement St	0.58mi	3/2.0 (-1)	1,430 (-12%)	2mo	$41,000	$29	44
2725 Prospect St	0.56mi	3/2.0 (-1)	1,838 (+13%)	7mo	$55,000	$30	40
2730 Berkley St	0.67mi	3/1.0 (-1)	1,427 (-13%)	6mo	$69,900	$49	36

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $21,199
• Equity at exit: $8,052

10-year hold

• IRR: 40.2%
• Equity multiple: 4.78×
• Total profit: $57,120
• Equity at exit: $4,669

Cash invested: $15,120 (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 48504

• Active inventory: 131
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $470

Break-even live

Break-even rent $509

Max offer price $54,000

Occupancy floor 52%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.77mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.17mi

Listing history 30 events

1. 2026-06-18
   days on market $54,000 Active 282 DOM
2. 2026-06-17
   days on market $54,000 Active 281 DOM
3. 2026-06-16
   days on market $54,000 Active 280 DOM
4. 2026-06-15
   days on market $54,000 Active 279 DOM
5. 2026-06-14
   days on market $54,000 Active 277 DOM
6. 2026-06-13
   days on market $54,000 Active 276 DOM
7. 2026-06-10
   days on market $54,000 Active 274 DOM
8. 2026-06-09
   days on market $54,000 Active 273 DOM
9. 2026-06-09
   price $54,000 Active 272 DOM
10. 2026-06-08
    days on market $55,500 Active 272 DOM
11. 2026-06-07
    days on market $55,500 Active 271 DOM
12. 2026-06-05
    days on market $55,500 Active 268 DOM
13. 2026-06-03
    days on market $55,500 Active 267 DOM
14. 2026-06-02
    days on market $55,500 Active 266 DOM
15. 2026-06-01
    days on market $55,500 Active 265 DOM
16. 2026-05-31
    days on market $55,500 Active 264 DOM
17. 2026-05-30
    days on market $55,500 Active 263 DOM
18. 2026-04-25
    price $55,500 199-char remark

    Show marketing remark (199 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

19. 2026-04-24
    price $55,500
20. 2026-04-09
    price $57,500 199-char remark

    Show marketing remark (199 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

21. 2026-04-08
    price $57,500
22. 2025-11-14
    price $58,000 199-char remark

    Show marketing remark (199 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

23. 2025-11-13
    price $58,000
24. 2025-09-09
    listed $60,000 Active 199-char remark

    Show marketing remark (199 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

25. 2025-09-09
    listed $60,000 Active

    Show marketing remark (199 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom.

26. 2012-03-23
    soldstatus $10,300 318-char remark

    Show marketing remark (318 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom or to store your toys. Fenced in backyard, for privacy. Basement has ceiling for rec room just needs finishing touches.

27. 2012-03-23
    soldstatus $10,300

    Show marketing remark (318 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom or to store your toys. Fenced in backyard, for privacy. Basement has ceiling for rec room just needs finishing touches.

28. 2012-03-05
    historical 318-char remark

    Show marketing remark (318 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom or to store your toys. Fenced in backyard, for privacy. Basement has ceiling for rec room just needs finishing touches.

29. 2012-01-11
    listed $13,500 318-char remark

    Show marketing remark (318 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom or to store your toys. Fenced in backyard, for privacy. Basement has ceiling for rec room just needs finishing touches.

30. 2012-01-11
    listed $13,500

    Show marketing remark (318 chars)

    Well maintained 2 story home! This home features 3 bedrooms and 1 1/2 baths. First floor laundry, ofc or den on first floor could be a bedroom. One car detached garage, with extra space for workroom or to store your toys. Fenced in backyard, for privacy. Basement has ceiling for rec room just needs finishing touches.

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,243
• − Mortgage interest: −$3,025
• − Property taxes: −$1,157
• − Insurance: −$270
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,571
• Taxable income: $5,101
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $4,412/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
• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+311.1% since first listed

13 events — show timeline

• 2026-04-25 Price Changed $55,500 MiRealSource-MiMLS
• 2026-04-24 Price Changed $55,500 REALCOMP
• 2026-04-09 Price Changed $57,500 MiRealSource-MiMLS
• 2026-04-08 Price Changed $57,500 REALCOMP
• 2025-11-14 Price Changed $58,000 MiRealSource-MiMLS
• 2025-11-13 Price Changed $58,000 REALCOMP
• 2025-09-09 Listed $60,000 REALCOMP
• 2025-09-09 Listed $60,000 MiRealSource-MiMLS
• 2012-03-23 Sold (MLS) $10,300 REALCOMP
• 2012-03-23 Sold (MLS) $10,300 MiRealSource-MiMLS
• 2012-03-05 Listing Removed — MiRealSource-MiMLS
• 2012-01-11 Listed $13,500 REALCOMP
• 2012-01-11 Listed $13,500 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $1,157 · +1.7% YoY. Source: county tax records.