843 Ossington Ave · Flint, MI 48507

$39,000

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 72 Days on market

Built 1929 3,485 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
• 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

This ranch style home is perfect for homeowners or investors alike! Featuring beautiful wood floors and a nice functional layout, this 2-bedroom home includes a full basement with a third bedroom or flex space. Whether you're looking for a cozy place to call home or a solid rental opportunity, move-in ready and full of potential - all for just $50,000. Don't miss this affordable gem!

Key facts

• 3,485 sq ft lot
• Built 1929
• Listed 71 days

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 35 x 100.2 (0.08 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $270 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 + 0.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 34y ago; this cycle's ask has dropped $11k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $39k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.24% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.81%
• DSCR: 2.95
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $17,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Ossington Ave	0.02mi	2/1.0	704 (+3%)	7mo	$15,000	$21	89
834 Remington Ave	0.07mi	2/1.0	726 (+6%)	2mo	$10,000	$14	85
908 Barrie Ave	0.09mi	2/2.0	660 (-4%)	8mo	$9,250	$14	80
955 Paddington Ave	0.17mi	2/1.0	660 (-4%)	10mo	$16,000	$24	78
636 Partridge St	0.42mi	2/1.0	720 (+5%)	0mo	$18,400	$26	71
937 Barrie Ave	0.16mi	2/1.0	780 (+14%)	1mo	$29,000	$37	68
1101 Lincoln Ave	0.47mi	2/1.0	666 (-3%)	7mo	$35,000	$53	68
3116 Camden Ave	0.22mi	2/1.0	766 (+12%)	5mo	$29,000	$38	66
616 Pettibone Ave	0.49mi	2/1.0	734 (+7%)	6mo	$60,000	$82	60
1117 Vermilya Ave	0.45mi	2/1.0	748 (+9%)	9mo	$17,400	$23	56
647 Monroe St	0.38mi	2/1.0	590 (-14%)	6mo	$35,000	$59	55
1305 Campbell St	0.72mi	2/1.0	771 (+13%)	9mo	$9,500	$12	38

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: 37.2%
• Equity multiple: 2.52×
• Total profit: $16,546
• Equity at exit: $5,815

10-year hold

• IRR: 42.2%
• Equity multiple: 4.42×
• Total profit: $37,339
• Equity at exit: $3,372

Cash invested: $10,920 (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: 207
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $399

Break-even live

Break-even rent $367

Max offer price $39,000

Occupancy floor 49%

Sensitivity live

Price	-10% $421	-5% $410	+0% $399	+5% $388	+10% $377
Rent	-10% $330	-5% $364	+0% $399	+5% $433	+10% $468
Rate	-1.0pp $418	-0.5pp $409	base $399	+0.5pp $389	+1.0pp $378

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: $9,750
• Closing costs: $1,170
• 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	22d	1	0.24mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.65mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.72mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.14mi

Listing history 50 events

1. 2026-06-21
   days on market $39,000 Active 72 DOM
2. 2026-06-18
   days on market $39,000 Active 69 DOM
3. 2026-06-17
   days on market $39,000 Active 68 DOM
4. 2026-06-16
   days on market $39,000 Active 67 DOM
5. 2026-06-15
   price $39,000 Active 66 DOM
6. 2026-06-15
   days on market $50,000 Active 66 DOM
7. 2026-06-14
   days on market $50,000 Active 64 DOM
8. 2026-06-13
   days on market $50,000 Active 63 DOM
9. 2026-06-10
   days on market $50,000 Active 61 DOM
10. 2026-06-09
    days on market $50,000 Active 60 DOM
11. 2026-06-08
    days on market $50,000 Active 59 DOM
12. 2026-06-07
    days on market $50,000 Active 58 DOM
13. 2026-06-05
    days on market $50,000 Active 55 DOM
14. 2026-06-03
    days on market $50,000 Active 54 DOM
15. 2026-06-02
    days on market $50,000 Active 53 DOM
16. 2026-06-01
    days on market $50,000 Active 52 DOM
17. 2026-05-31
    days on market $50,000 Active 51 DOM
18. 2026-05-30
    days on market $50,000 Active 50 DOM
19. 2026-04-10
    listed $50,000 Active

    Show marketing remark (386 chars)

    This ranch style home is perfect for homeowners or investors alike! Featuring beautiful wood floors and a nice functional layout, this 2-bedroom home includes a full basement with a third bedroom or flex space. Whether you're looking for a cozy place to call home or a solid rental opportunity, move-in ready and full of potential - all for just $50,000. Don't miss this affordable gem!

20. 2026-04-10
    listed $50,000 Active 386-char remark

    Show marketing remark (386 chars)

    This ranch style home is perfect for homeowners or investors alike! Featuring beautiful wood floors and a nice functional layout, this 2-bedroom home includes a full basement with a third bedroom or flex space. Whether you're looking for a cozy place to call home or a solid rental opportunity, move-in ready and full of potential - all for just $50,000. Don't miss this affordable gem!

21. 2025-12-01
    historical
22. 2025-09-09
    price $50,000
23. 2025-09-08
    price $50,000
24. 2025-04-24
    historical $750
25. 2025-04-18
    listed $55,000 Active
26. 2025-04-18
    listed $55,000 Active
27. 2025-02-21
    listed $750
28. 2023-07-15
    historical
29. 2019-08-16
    soldstatus $21,000 Sold
30. 2019-08-16
    soldstatus $21,000 Closed
31. 2019-07-18
    status Pending
32. 2019-07-18
    status Pending
33. 2019-04-11
    listed $22,500 Active
34. 2019-04-11
    listed $22,500 Active
35. 2018-10-01
    historical
36. 2018-10-01
    historical
37. 2018-08-30
    price $21,000
38. 2018-08-30
    price $21,000
39. 2018-06-19
    listed $22,500 Active
40. 2018-06-19
    listed $22,500 Active
41. 2014-07-30
    soldstatus $5,000
42. 2014-07-30
    soldstatus $5,000
43. 2014-07-19
    historical
44. 2014-03-26
    listed $5,000
45. 2014-03-26
    listed $5,000
46. 2010-12-06
    historical
47. 2003-03-09
    historical
48. 2002-12-17
    listed $34,900
49. 2002-12-17
    listed $34,900
50. 1997-04-22
    soldstatus $34,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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: $10,460
• − Mortgage interest: −$2,185
• − Property taxes: −$830
• − Insurance: −$195
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,135
• Taxable income: $4,443
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $3,718/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

+100.0% since first listed

41 events — show timeline

• 2026-04-10 Listed $50,000 REALCOMP
• 2026-04-10 Listed $50,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-09 Price Changed $50,000 MiRealSource-MiMLS
• 2025-09-08 Price Changed $50,000 REALCOMP
• 2025-04-24 Rental Removed $750 PROPERTYWARE
• 2025-04-18 Listed $55,000 MiRealSource-MiMLS
• 2025-04-18 Listed $55,000 REALCOMP
• 2025-02-21 Listed for Rent $750 PROPERTYWARE
• 2023-07-15 Rental Removed — APPFOLIO
• 2019-08-16 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2019-08-16 Sold (MLS) $21,000 REALCOMP
• 2019-07-18 Pending — REALCOMP
• 2019-07-18 Pending — MiRealSource-MiMLS
• 2019-04-11 Listed $22,500 MiRealSource-MiMLS
• 2019-04-11 Listed $22,500 REALCOMP
• 2018-10-01 Listing Removed — REALCOMP
• 2018-10-01 Listing Removed — MiRealSource-MiMLS
• 2018-08-30 Price Changed $21,000 MiRealSource-MiMLS
• 2018-08-30 Price Changed $21,000 REALCOMP
• 2018-06-19 Listed $22,500 MiRealSource-MiMLS
• 2018-06-19 Listed $22,500 REALCOMP
• 2014-07-30 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2014-07-30 Sold (MLS) $5,000 REALCOMP
• 2014-07-19 Listing Removed — MiRealSource-MiMLS
• 2014-03-26 Listed $5,000 MiRealSource-MiMLS
• 2014-03-26 Listed $5,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2003-03-09 Listing Removed — MiRealSource-MiMLS
• 2002-12-17 Listed $34,900 MiRealSource-MiMLS
• 2002-12-17 Listed $34,900 REALCOMP
• 1997-04-22 Sold (MLS) $34,000 REALCOMP
• 1997-04-22 Sold (MLS) $34,000 MiRealSource-MiMLS
• 1997-03-28 Listing Removed — MiRealSource-MiMLS
• 1997-01-24 Listed $37,000 REALCOMP
• 1997-01-24 Listed $37,000 MiRealSource-MiMLS
• 1993-07-22 Sold (MLS) $20,000 MiRealSource-MiMLS
• 1993-07-22 Sold (MLS) $20,000 REALCOMP
• 1993-04-12 Listing Removed — MiRealSource-MiMLS
• 1992-06-18 Listed $25,000 MiRealSource-MiMLS
• 1992-06-18 Listed $25,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $830 · +1.5% YoY. Source: county tax records.