626 E 2nd St · Flint, MI 48503

$53,900

4 bd · 1.0 ba · 1,933 sqft · SingleFamily · 77 Days on market

Built 1953 Fair condition 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an excellent investment property, ideal for a large family or as a rental. This four-bedroom, one-bath home offers significant potential and features a large corner lot, a privacy-fenced backyard, and a front deck. Conveniently located with easy access to downtown Flint and I-475, this home is very affordable. Schedule your private viewing today.

Key facts

• 3,485 sq ft lot
• Built 1953
• Listed 77 days

Property features AI

Finance

• Other: Zoning allows commercial and residential uses
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Two stories; Fixer condition
• Construction: Asphalt construction materials; Block foundation; Above-grade finished area reported
• Exterior features: Porch; Fenced yard; City lot, cleared, corner lot; Paved road with public maintenance

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Has cooling and heating
• Interior features: Gas water heater; Block basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $696 ($8k/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: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 37% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,666 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.51% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.34%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $156,573
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 E 2nd St	0.01mi	4/2.0	1,818 (-6%)	5mo	$68,000	$37	82
802 E 2nd St	0.09mi	4/2.0	1,820 (-6%)	14mo	$99,000	$54	70
722 E 6th St	0.34mi	3/2.5 (-1)	1,812 (-6%)	10mo	$129,000	$71	54
1007 E Fork Dr	0.61mi	4/1.5	2,000 (+4%)	14mo	$230,000	$115	52
917 E 9th St	0.50mi	3/2.0 (-1)	1,990 (+3%)	22mo	$90,000	$45	44
1309 Riverdale St	0.52mi	3/2.0 (-1)	2,027 (+5%)	19mo	$215,000	$106	43
924 Church St	0.65mi	5/2.0 (+1)	2,012 (+4%)	19mo	$47,000	$23	38
1320 Beard St	0.69mi	3/2.0 (-1)	1,879 (-3%)	20mo	$152,000	$81	38
1613 Woodlawn Park Dr	0.74mi	3/2.0 (-1)	2,037 (+5%)	14mo	$240,000	$118	36
1106 Maxine St	0.70mi	3/1.5 (-1)	2,182 (+13%)	7mo	$201,000	$92	33
1628 Broad Ct	0.75mi	3/2.5 (-1)	2,220 (+15%)	7mo	$185,000	$83	24
315 W 2nd Ave	0.73mi	3/2.0 (-1)	2,210 (+14%)	18mo	$171,000	$77	18

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.83×
• Total profit: $42,763
• Equity at exit: $8,037

10-year hold

• IRR: 65.8%
• Equity multiple: 9.41×
• Total profit: $126,934
• Equity at exit: $4,660

Cash invested: $15,092 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $696

Break-even live

Break-even rent $472

Max offer price $53,900

Occupancy floor 44%

Sensitivity live

Price	-10% $733	-5% $715	+0% $696	+5% $677	+10% $659
Rent	-10% $589	-5% $643	+0% $696	+5% $749	+10% $803
Rate	-1.0pp $723	-0.5pp $710	base $696	+0.5pp $682	+1.0pp $668

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $53,900 Active 77 DOM
2. 2026-06-17
   days on market $53,900 Active 76 DOM
3. 2026-06-16
   days on market $53,900 Active 75 DOM
4. 2026-06-15
   days on market $53,900 Active 74 DOM
5. 2026-06-14
   days on market $53,900 Active 72 DOM
6. 2026-06-13
   days on market $53,900 Active 71 DOM
7. 2026-06-10
   days on market $53,900 Active 69 DOM
8. 2026-06-09
   days on market $53,900 Active 68 DOM
9. 2026-06-08
   days on market $53,900 Active 67 DOM
10. 2026-06-07
    days on market $53,900 Active 66 DOM
11. 2026-06-05
    pricedays on market $53,900 Active 63 DOM
12. 2026-06-03
    days on market $59,500 Active 62 DOM
13. 2026-06-02
    days on market $59,500 Active 61 DOM
14. 2026-06-01
    days on market $59,500 Active 60 DOM
15. 2026-05-31
    days on market $59,500 Active 59 DOM
16. 2026-05-30
    days on market $59,500 Active 58 DOM
17. 2026-05-06
    price $59,500 356-char remark

    Show marketing remark (356 chars)

    This is an excellent investment property, ideal for a large family or as a rental. This four-bedroom, one-bath home offers significant potential and features a large corner lot, a privacy-fenced backyard, and a front deck. Conveniently located with easy access to downtown Flint and I-475, this home is very affordable. Schedule your private viewing today.

18. 2026-05-06
    price $59,500

    Show marketing remark (356 chars)

    This is an excellent investment property, ideal for a large family or as a rental. This four-bedroom, one-bath home offers significant potential and features a large corner lot, a privacy-fenced backyard, and a front deck. Conveniently located with easy access to downtown Flint and I-475, this home is very affordable. Schedule your private viewing today.

19. 2026-04-01
    listed $59,900 Active 356-char remark

    Show marketing remark (356 chars)

    This is an excellent investment property, ideal for a large family or as a rental. This four-bedroom, one-bath home offers significant potential and features a large corner lot, a privacy-fenced backyard, and a front deck. Conveniently located with easy access to downtown Flint and I-475, this home is very affordable. Schedule your private viewing today.

20. 2026-04-01
    listed $59,900 Active

    Show marketing remark (356 chars)

    This is an excellent investment property, ideal for a large family or as a rental. This four-bedroom, one-bath home offers significant potential and features a large corner lot, a privacy-fenced backyard, and a front deck. Conveniently located with easy access to downtown Flint and I-475, this home is very affordable. Schedule your private viewing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,230
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,568
• Taxable income: $7,968
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $6,440/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, primarily focusing on the kitchen and bathroom, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Structural issues or damage may be present, requiring replacement.
• Major Kitchen countertops — Outdated and possibly damaged, requiring replacement.
• Major Kitchen appliances — Outdated and possibly non-functional, requiring replacement.
• Minor Bathroom shower curtain rod — Possibly missing or damaged, requiring replacement.

Value-add opportunities

• Resale Updating the kitchen with new cabinets, countertops, and appliances — A modern kitchen is a significant selling point for potential buyers.
• Resale Updating the bathroom with new fixtures and possibly a shower/tub combination — A modern bathroom is a must-have for potential buyers.
• Both Painting the interior walls and repainting the exterior — Fresh paint enhances the home's curb appeal and interior aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Structural issues or damage may be present, requiring replacement.	Major	$15,000–50,000
Kitchen countertops · Outdated and possibly damaged, requiring replacement.	Major	$15,000–50,000
Kitchen appliances · Outdated and possibly non-functional, requiring replacement.	Major	$15,000–50,000
Bathroom shower curtain rod · Possibly missing or damaged, requiring replacement.	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale Updating the kitchen with new cabinets, countertops, and appliances — A modern kitchen is a significant selling point for potential buyers. ↑
• Resale Updating the bathroom with new fixtures and possibly a shower/tub combination — A modern bathroom is a must-have for potential buyers. ↑
• Both Painting the interior walls and repainting the exterior — Fresh paint enhances the home's curb appeal and interior aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

-0.7% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $59,500 MiRealSource-MiMLS
• 2026-05-06 Price Changed $59,500 REALCOMP
• 2026-04-01 Listed $59,900 REALCOMP
• 2026-04-01 Listed $59,900 MiRealSource-MiMLS