2807 Camden Ave · Flint, MI 48507

$18,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 13 Days on market

Built 1923 6,970 sqft lot Est $27k · 34% under

---

Why this score? — see what drove the D+ 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter or investment home close to all amenities. Spacious treed double lot fenced for furry friends or children.

Key facts

• Fenced yard
• Investment home
• Double lot

Tags

• INVESTMENT HOME
• DOUBLE LOT
• FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Aluminum siding
• Construction: Block foundation; Aluminum siding construction; Built area above grade: 576 (square feet)
• Exterior features: Deck; Fenced yard; Paved road access

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (bedrooms not individually specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: High-speed internet; Block unfinished basement
• Laundry & utility: Has heating system (forced air, natural gas)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $18k).
• Cap rate 37.2% 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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $124 of loan paydown is wiped out by about $540 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 + 0.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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 $10k; list at $18k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,000

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.46% ✓
• Cap rate: 37.23%
• Cash-on-cash: 110.50%
• DSCR: 5.92
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $27,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Freeman Ave	0.26mi	2/1.0 (+1)	560 (-3%)	6mo	$12,000	$21	73
647 Monroe St	0.38mi	2/1.0 (+1)	590 (+2%)	6mo	$35,000	$59	68
747 Neubert Ave	0.24mi	2/1.0 (+1)	600 (+4%)	13mo	$33,500	$56	66
809 Neubert Ave	0.24mi	2/1.0 (+1)	616 (+7%)	11mo	$37,000	$60	63
821 Vermilya Ave	0.28mi	2/1.0 (+1)	616 (+7%)	10mo	$49,900	$81	62
924 Barrie Ave	0.19mi	2/1.0 (+1)	640 (+11%)	13mo	$30,000	$47	57
133 Orville St	0.74mi	1/1.0	610 (+6%)	0mo	$66,500	$109	55
908 Barrie Ave	0.16mi	2/2.0 (+1)	660 (+15%)	8mo	$9,250	$14	53
955 Paddington Ave	0.28mi	2/1.0 (+1)	660 (+15%)	10mo	$16,000	$24	50
1121 Victoria Ave	0.41mi	2/1.0 (+1)	616 (+7%)	20mo	$20,000	$32	48
1137 Vermilya Ave	0.51mi	2/1.0 (+1)	660 (+15%)	10mo	$25,000	$38	38
912 Pettibone Ave	0.39mi	2/1.0 (+1)	660 (+15%)	20mo	$18,750	$28	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.83×
• Total profit: $24,329
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 10.98×
• Total profit: $50,315
• Equity at exit: $1,556

Cash invested: $5,040 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $464

Break-even live

Break-even rent $216

Max offer price $18,000

Occupancy floor 37%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	20d	1	0.32mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.65mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	20d	1	0.69mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$730	$1.10	13d	19	1.07mi

Listing history 16 events

1. 2026-05-12
   status Pending

   Show marketing remark (120 chars)

   Great starter or investment home close to all amenities. Spacious treed double lot fenced for furry friends or children.

2. 2026-05-12
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Great starter or investment home close to all amenities. Spacious treed double lot fenced for furry friends or children.

3. 2026-04-28
   listed $18,000 Active

   Show marketing remark (120 chars)

   Great starter or investment home close to all amenities. Spacious treed double lot fenced for furry friends or children.

4. 2026-04-28
   listed $18,000 Active 120-char remark

   Show marketing remark (120 chars)

   Great starter or investment home close to all amenities. Spacious treed double lot fenced for furry friends or children.

5. 2019-08-01
   soldstatus $9,500 Sold 33-char remark

   Show marketing remark (33 chars)

   Lock Box Combination - Front Door

6. 2019-08-01
   soldstatus $9,500 Closed

   Show marketing remark (33 chars)

   Lock Box Combination - Front Door

7. 2019-07-27
   status Pending 33-char remark

   Show marketing remark (33 chars)

   Lock Box Combination - Front Door

8. 2019-07-27
   status Pending

   Show marketing remark (33 chars)

   Lock Box Combination - Front Door

9. 2019-07-18
   status Active 33-char remark

   Show marketing remark (33 chars)

   Lock Box Combination - Front Door

10. 2019-07-18
    status Active

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

11. 2019-07-09
    status Pending 33-char remark

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

12. 2019-07-09
    status Pending

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

13. 2019-06-26
    price $10,500
14. 2019-06-25
    price $10,500 33-char remark

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

15. 2019-06-09
    listed $12,000 Active 33-char remark

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

16. 2019-06-09
    listed $12,000 Active

    Show marketing remark (33 chars)

    Lock Box Combination - Front Door

ⓘ 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: $822 · $68/mo
• Projected year-2 tax: $822 · $68/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 ≥97°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: $9,637
• − Mortgage interest: −$1,008
• − Property taxes: −$822
• − Insurance: −$90
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$524
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $4,213/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+50.0% since first listed

16 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-04-28 Listed $18,000 MiRealSource-MiMLS
• 2026-04-28 Listed $18,000 REALCOMP
• 2019-08-01 Sold (MLS) $9,500 MiRealSource-MiMLS
• 2019-08-01 Sold (MLS) $9,500 REALCOMP
• 2019-07-27 Pending — REALCOMP
• 2019-07-27 Pending — MiRealSource-MiMLS
• 2019-07-18 Relisted — REALCOMP
• 2019-07-18 Relisted — MiRealSource-MiMLS
• 2019-07-09 Pending — REALCOMP
• 2019-07-09 Pending — MiRealSource-MiMLS
• 2019-06-26 Price Changed $10,500 MiRealSource-MiMLS
• 2019-06-25 Price Changed $10,500 REALCOMP
• 2019-06-09 Listed $12,000 MiRealSource-MiMLS
• 2019-06-09 Listed $12,000 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $822 · +1.5% YoY. Source: county tax records.