1622 W Home Ave · Flint, MI 48504

$80,000

3 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 11 Days on market

Built 1958 6,098 sqft lot Est $57k · 40% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this beautifully renovated 3-bedroom 1 bathroom that's been fully redone from top to bottom! Every detail has been thoughtfully updated - from the modern kitchen with brand-new cabinetry, fresh flooring, roof, and fixtures throughout. The open layout creates a bright and inviting flow, perfect for everyday living and entertaining. Outside, enjoy a huge front and partially fenced in backyard offering plenty of space for gatherings, gardening, or relaxing outdoors. A 2-car detached garage adds convenience and extra storage. Move-in ready, stylish, and truly turn-key

Key facts

• Move-in ready
• Renovated
• Huge front yard

Tags

• RENOVATED
• MODERN KITCHEN
• HUGE FRONT YARD
• PARTIALLY FENCED BACKYARD
• DETACHED GARAGE
• MOVE-IN READY

Property features AI

Finance

• Other: Property type: Residential single-family residence; Above-grade finished area approximately 950 square feet; No pool
• Financial info: Financial details not specified
• HOA & community: Subdivision: BEL-AIRE WOODS 2

Exterior

• Parking: Detached 2-car garage
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-family home; One level; Ground-level entry with steps; Brick and vinyl siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 55 x 110 (0.14 acres)

Interior

• Kitchen: Appliances and fixtures not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement; Five total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $80k).

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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $553 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 29y 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 $24k; list at $80k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $57,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 Chatham Dr	0.27mi	3/1.5	1,374 (-4%)	2mo	$51,000	$37	78
5705 Winthrop Blvd	0.41mi	3/1.0	1,375 (-4%)	4mo	$55,000	$40	72
5714 Suburban Ct	0.69mi	3/1.0	1,426 (+0%)	3mo	$63,500	$45	65
6610 Cranwood Dr	0.62mi	3/2.0	1,452 (+2%)	5mo	$78,000	$54	60
605 W Foss Ave	0.73mi	3/1.0	1,387 (-3%)	2mo	$6,900	$5	60
5913 Glenn Ave	0.41mi	3/1.5	1,272 (-11%)	4mo	$35,000	$28	57
5302 Susan St	0.52mi	2/1.0 (-1)	1,508 (+6%)	6mo	$53,000	$35	56
4911 Birchcrest Dr	0.68mi	3/2.0	1,310 (-8%)	0mo	$30,000	$23	51
618 W Austin Ave	0.67mi	4/1.5 (+1)	1,500 (+5%)	3mo	$85,900	$57	50
6714 Cranwood Dr	0.65mi	3/1.5	1,562 (+10%)	2mo	$87,000	$56	50
3145 Gracelawn Ave	0.69mi	3/2.0	1,300 (-9%)	0mo	$135,500	$104	49
5416 Dupont St	0.68mi	3/2.0	1,597 (+12%)	2mo	$38,000	$24	43

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $1,977
• Equity at exit: $11,928

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $20,984
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$420
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $234

Break-even live

Break-even rent $687

Max offer price $80,000

Occupancy floor 71%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	13d	1	0.12mi
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	13d	1	0.55mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	20d	1	0.68mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	20d	1	0.72mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	13d	1	0.85mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	13d	1	1.01mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	1.05mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	13d	6	1.09mi

Listing history 43 events

1. 2026-06-09
   status $80,000 Pending 11 DOM
2. 2026-06-08
   days on market $80,000 Active 11 DOM
3. 2026-06-07
   days on market $80,000 Active 10 DOM
4. 2026-06-05
   days on market $80,000 Active 7 DOM
5. 2026-06-03
   days on market $80,000 Active 6 DOM
6. 2026-06-02
   days on market $80,000 Active 5 DOM
7. 2026-06-01
   days on market $80,000 Active 4 DOM
8. 2026-05-31
   days on market $80,000 Active 3 DOM
9. 2026-05-30
   days on market $80,000 Active 2 DOM
10. 2026-05-28
    listed $80,000 Active

    Show marketing remark (584 chars)

    Step inside this beautifully renovated 3-bedroom 1 bathroom that's been fully redone from top to bottom! Every detail has been thoughtfully updated - from the modern kitchen with brand-new cabinetry, fresh flooring, roof, and fixtures throughout. The open layout creates a bright and inviting flow, perfect for everyday living and entertaining. Outside, enjoy a huge front and partially fenced in backyard offering plenty of space for gatherings, gardening, or relaxing outdoors. A 2-car detached garage adds convenience and extra storage. Move-in ready, stylish, and truly turn-key

11. 2026-05-28
    listed $80,000 Active 584-char remark

    Show marketing remark (584 chars)

    Step inside this beautifully renovated 3-bedroom 1 bathroom that's been fully redone from top to bottom! Every detail has been thoughtfully updated - from the modern kitchen with brand-new cabinetry, fresh flooring, roof, and fixtures throughout. The open layout creates a bright and inviting flow, perfect for everyday living and entertaining. Outside, enjoy a huge front and partially fenced in backyard offering plenty of space for gatherings, gardening, or relaxing outdoors. A 2-car detached garage adds convenience and extra storage. Move-in ready, stylish, and truly turn-key

12. 2021-02-17
    soldstatus $24,000 Sold 163-char remark

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

13. 2021-02-10
    status Pending

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

14. 2021-02-10
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

15. 2021-02-03
    status Active

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

16. 2021-02-03
    status Active 163-char remark

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

17. 2021-02-02
    status Pending

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

18. 2021-02-02
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

19. 2021-01-25
    listed $32,000 Active 163-char remark

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

20. 2021-01-25
    listed $32,000 Active

    Show marketing remark (163 chars)

    Great rental investment opportunity. Tenant occupied. Please do not disturb the tenants. Offered as part of a package deal with 5405 Fleming Rd and 5417 Fleming Rd

21. 2014-01-25
    historical
22. 2014-01-24
    historical
23. 2013-10-28
    listed $19,900
24. 2013-10-28
    listed $19,900
25. 2010-12-06
    historical
26. 2007-10-12
    soldstatus $14,900
27. 2007-10-12
    soldstatus $14,900
28. 2007-10-05
    historical
29. 2007-08-15
    listed $14,900
30. 2007-08-15
    listed $14,900
31. 2000-06-07
    soldstatus $46,500
32. 2000-06-07
    soldstatus $46,500
33. 2000-03-15
    historical
34. 2000-03-10
    listed $36,000
35. 2000-03-10
    listed $36,000
36. 1998-05-05
    soldstatus $52,500
37. 1998-05-05
    soldstatus $52,500
38. 1998-02-25
    historical
39. 1998-02-17
    listed $52,500
40. 1998-02-17
    listed $52,500
41. 1997-10-22
    listed $57,000
42. 1997-10-22
    listed $57,000
43. 1997-10-22
    historical

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$77/yr (+$6/mo · 7.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,805
• − Mortgage interest: −$4,481
• − Property taxes: −$1,078
• − Insurance: −$400
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,327
• Taxable income: $1,629
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,422/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

+40.4% since first listed

34 events — show timeline

• 2026-05-28 Listed $80,000 MiRealSource-MiMLS
• 2026-05-28 Listed $80,000 REALCOMP
• 2021-02-17 Sold (MLS) $24,000 REALCOMP
• 2021-02-10 Pending — MiRealSource-MiMLS
• 2021-02-10 Pending — REALCOMP
• 2021-02-03 Relisted — MiRealSource-MiMLS
• 2021-02-03 Relisted — REALCOMP
• 2021-02-02 Pending — MiRealSource-MiMLS
• 2021-02-02 Pending — REALCOMP
• 2021-01-25 Listed $32,000 MiRealSource-MiMLS
• 2021-01-25 Listed $32,000 REALCOMP
• 2014-01-25 Listing Removed — REALCOMP
• 2014-01-24 Listing Removed — MiRealSource-MiMLS
• 2013-10-28 Listed $19,900 MiRealSource-MiMLS
• 2013-10-28 Listed $19,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-10-12 Sold (MLS) $14,900 REALCOMP
• 2007-10-12 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2007-10-05 Listing Removed — MiRealSource-MiMLS
• 2007-08-15 Listed $14,900 REALCOMP
• 2007-08-15 Listed $14,900 MiRealSource-MiMLS
• 2000-06-07 Sold (MLS) $46,500 MiRealSource-MiMLS
• 2000-06-07 Sold (MLS) $46,500 REALCOMP
• 2000-03-15 Listing Removed — MiRealSource-MiMLS
• 2000-03-10 Listed $36,000 MiRealSource-MiMLS
• 2000-03-10 Listed $36,000 REALCOMP
• 1998-05-05 Sold (MLS) $52,500 MiRealSource-MiMLS
• 1998-05-05 Sold (MLS) $52,500 REALCOMP
• 1998-02-25 Listing Removed — MiRealSource-MiMLS
• 1998-02-17 Listed $52,500 MiRealSource-MiMLS
• 1998-02-17 Listed $52,500 REALCOMP
• 1997-10-22 Listing Removed — MiRealSource-MiMLS
• 1997-10-22 Listed $57,000 MiRealSource-MiMLS
• 1997-10-22 Listed $57,000 REALCOMP

Property tax history

+8.9%/yr

Latest (2025): $1,078 · +1.7% YoY. Source: county tax records.