2957 Mackin Rd · Flint, MI 48504

$35,000

2 bd · 1.0 ba · 504 sqft · SingleFamily public records · 34 Days on market

Built 1937 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
• 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

2 bedroom, 1 bath home in Flint. Potential investor opportunity. Buyers agent to verify all information.

Key facts

• 3,920 sq ft lot
• Built 1937
• Listed 34 days

Property features AI

Finance

• Other: Located in the CIVIC MANOR 1 subdivision; Near N Ballenger Hwy and Flushing Rd
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Lot roughly 39 x 103 (0.09 acre)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: 132 active listings in the ZIP; 3 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 $242 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $19k; list at $35k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.48% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.90%
• DSCR: 3.31
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.9%
• Equity multiple: 3.18×
• Total profit: $21,352
• Equity at exit: $5,219

10-year hold

• IRR: 55.3%
• Equity multiple: 6.46×
• Total profit: $53,459
• Equity at exit: $3,026

Cash invested: $9,800 (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: 132
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $424

Break-even live

Break-even rent $331

Max offer price $35,000

Occupancy floor 46%

Sensitivity live

Price	-10% $444	-5% $434	+0% $424	+5% $414	+10% $404
Rent	-10% $355	-5% $390	+0% $424	+5% $458	+10% $492
Rate	-1.0pp $442	-0.5pp $433	base $424	+0.5pp $415	+1.0pp $406

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	15d	1	1.20mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	27d	1	1.29mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	23d	1	1.35mi

Listing history 37 events

1. 2026-06-21
   days on market $35,000 Active 34 DOM
2. 2026-06-18
   days on market $35,000 Active 31 DOM
3. 2026-06-17
   days on market $35,000 Active 30 DOM
4. 2026-06-16
   days on market $35,000 Active 29 DOM
5. 2026-06-15
   days on market $35,000 Active 28 DOM
6. 2026-06-14
   days on market $35,000 Active 26 DOM
7. 2026-06-13
   days on market $35,000 Active 25 DOM
8. 2026-06-10
   days on market $35,000 Active 23 DOM
9. 2026-06-09
   days on market $35,000 Active 22 DOM
10. 2026-06-08
    days on market $35,000 Active 21 DOM
11. 2026-06-07
    days on market $35,000 Active 20 DOM
12. 2026-06-05
    days on market $35,000 Active 17 DOM
13. 2026-06-03
    days on market $35,000 Active 16 DOM
14. 2026-06-02
    days on market $35,000 Active 15 DOM
15. 2026-06-01
    days on market $35,000 Active 14 DOM
16. 2026-05-31
    days on market $35,000 Active 13 DOM
17. 2026-05-30
    days on market $35,000 Active 12 DOM
18. 2026-05-18
    listed $35,000 Active

    Show marketing remark (104 chars)

    2 bedroom, 1 bath home in Flint. Potential investor opportunity. Buyers agent to verify all information.

19. 2026-05-18
    listed $35,000 Active 104-char remark

    Show marketing remark (104 chars)

    2 bedroom, 1 bath home in Flint. Potential investor opportunity. Buyers agent to verify all information.

20. 2024-04-10
    historical $700
21. 2023-12-31
    listed $700
22. 2022-02-16
    soldstatus $19,000 Sold 290-char remark

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

23. 2022-02-16
    soldstatus $19,000 Closed

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

24. 2022-02-02
    status Pending 290-char remark

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

25. 2022-02-02
    status Pending

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

26. 2022-01-31
    listed $19,000 Active 290-char remark

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

27. 2022-01-31
    listed $19,000 Active

    Show marketing remark (290 chars)

    Nice 2 bed 1 bath move in ready home! Great for First time Homebuyer or Investor! Very well maintained home with Hardwood Flooring, Newer Roof and Appliances to stay. Come see what this home has to offer. Agent to verify all information and be present for all showings. Thanks for showing!

28. 2022-01-05
    historical
29. 2022-01-05
    historical
30. 2021-12-27
    listed $23,000 Active
31. 2021-12-27
    listed $23,000 Active
32. 2003-12-30
    soldstatus $13,000
33. 2003-11-26
    soldstatus $13,000
34. 2003-11-26
    soldstatus $13,000
35. 2003-11-21
    historical
36. 2003-09-19
    listed $14,000
37. 2003-09-19
    listed $14,000

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $10,415
• − Mortgage interest: −$1,961
• − Property taxes: −$763
• − Insurance: −$175
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,018
• Taxable income: $4,831
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $3,927/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

+150.0% since first listed

20 events — show timeline

• 2026-05-18 Listed $35,000 REALCOMP
• 2026-05-18 Listed $35,000 MiRealSource-MiMLS
• 2024-04-10 Rental Removed $700 APPFOLIO
• 2023-12-31 Listed for Rent $700 APPFOLIO
• 2022-02-16 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2022-02-16 Sold (MLS) $19,000 REALCOMP
• 2022-02-02 Pending — REALCOMP
• 2022-02-02 Pending — MiRealSource-MiMLS
• 2022-01-31 Listed $19,000 MiRealSource-MiMLS
• 2022-01-31 Listed $19,000 REALCOMP
• 2022-01-05 Listing Removed — REALCOMP
• 2022-01-05 Listing Removed — MiRealSource-MiMLS
• 2021-12-27 Listed $23,000 MiRealSource-MiMLS
• 2021-12-27 Listed $23,000 REALCOMP
• 2003-12-30 Sold (Public Records) $13,000 Public Records
• 2003-11-26 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2003-11-26 Sold (MLS) $13,000 REALCOMP
• 2003-11-21 Listing Removed — MiRealSource-MiMLS
• 2003-09-19 Listed $14,000 MiRealSource-MiMLS
• 2003-09-19 Listed $14,000 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $763 · +1.4% YoY. Source: county tax records.