517 Morley Ave · Flint, MI 48503

$7,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 307 Days on market

Built 1922 6,098 sqft lot ↓ 47% since listing

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

Key facts

• 6,098 sq ft lot
• Built 1922
• Listed 307 days

Property features AI

Finance

• Other: Located in LaSalle Gardens Subdivision; Directions: east of Fenton Road, south of 475

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 60.3 x 100 (0.14 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: Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($909 rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 107.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $55 of loan paydown is wiped out by about $237 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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?
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: 11.50% ✓
• Cap rate: 107.02%
• Cash-on-cash: 359.74%
• DSCR: 17.01
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $29,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
647 Monroe St	0.10mi	2/1.0	590 (-5%)	6mo	$35,000	$59	82
133 Orville St	0.46mi	1/1.0 (-1)	610 (-2%)	0mo	$66,500	$109	70
955 Paddington Ave	0.48mi	2/1.0	660 (+6%)	10mo	$16,000	$24	60
924 Barrie Ave	0.58mi	2/1.0	640 (+3%)	13mo	$30,000	$47	58
809 Neubert Ave	0.72mi	2/1.0	616 (-1%)	11mo	$37,000	$60	55
908 Barrie Ave	0.56mi	2/2.0	660 (+6%)	8mo	$9,250	$14	54
847 Ossington Ave	0.47mi	2/1.0	669 (+7%)	16mo	$28,500	$43	53
923 Paddington Ave	0.44mi	2/1.0	660 (+6%)	20mo	$22,000	$33	53
618 Barrie Ave	0.47mi	2/1.0	647 (+4%)	22mo	$35,000	$54	53
842 Ossington Ave	0.44mi	2/1.0	704 (+13%)	7mo	$15,000	$21	52
747 Neubert Ave	0.71mi	2/1.0	600 (-4%)	13mo	$33,500	$56	50
619 Freeman Ave	0.65mi	2/1.0	560 (-10%)	6mo	$12,000	$21	47

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: —
• Equity multiple: 21.69×
• Total profit: $45,770
• Equity at exit: $1,178

10-year hold

• IRR: —
• Equity multiple: 53.51×
• Total profit: $116,148
• Equity at exit: $683

Cash invested: $2,212 (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: 0.7×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$41
• Tax est. 1.5%: −$10 /mo · $118/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $663

Break-even live

Break-even rent $69

Max offer price $7,900

Occupancy floor 22%

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: $1,975
• Closing costs: $237
• 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	21d	1	0.66mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.09mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	1.14mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.33mi

Listing history 34 events

1. 2026-06-18
   days on market $7,900 Active 307 DOM
2. 2026-06-17
   days on market $7,900 Active 306 DOM
3. 2026-06-16
   days on market $7,900 Active 305 DOM
4. 2026-06-15
   days on market $7,900 Active 304 DOM
5. 2026-06-14
   days on market $7,900 Active 302 DOM
6. 2026-06-13
   days on market $7,900 Active 301 DOM
7. 2026-06-10
   days on market $7,900 Active 299 DOM
8. 2026-06-09
   days on market $7,900 Active 298 DOM
9. 2026-06-08
   days on market $7,900 Active 297 DOM
10. 2026-06-07
    days on market $7,900 Active 296 DOM
11. 2026-06-05
    days on market $7,900 Active 293 DOM
12. 2026-06-03
    days on market $7,900 Active 292 DOM
13. 2026-06-02
    days on market $7,900 Active 291 DOM
14. 2026-06-01
    days on market $7,900 Active 290 DOM
15. 2026-05-31
    days on market $7,900 Active 289 DOM
16. 2026-05-30
    days on market $7,900 Active 288 DOM
17. 2025-11-27
    price $7,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

18. 2025-11-26
    price $7,900
19. 2025-09-29
    price $6,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

20. 2025-09-29
    price $6,900

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

21. 2025-09-24
    price $7,400 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

22. 2025-09-24
    price $7,400

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

23. 2025-09-10
    price $7,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

24. 2025-09-10
    price $7,900

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

25. 2025-09-04
    price $8,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

26. 2025-09-04
    price $8,900

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

27. 2025-08-29
    price $9,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

28. 2025-08-29
    price $9,900

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

29. 2025-08-23
    price $11,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

30. 2025-08-22
    price $11,900
31. 2025-08-20
    price $12,900 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

32. 2025-08-20
    price $12,900

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

33. 2025-08-15
    listed $14,900 Active 348-char remark

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

34. 2025-08-15
    listed $14,900 Active

    Show marketing remark (348 chars)

    Amazing Opportunity – Don't Miss Out! This property offers huge potential for the right buyer or investor. Whether you're looking to renovate, rent, or flip, this is an opportunity you don't want to let slip away. Great location, solid bones, and priced to sell fast. Ready to take the next step? Act now before it's gone! batvai

ⓘ 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: $10,902
• − Mortgage interest: −$443
• − Property taxes: −$118
• − Insurance: −$40
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$230
• Taxable income: $8,327
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $5,959/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): 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

-47.0% since first listed

18 events — show timeline

• 2025-11-27 Price Changed $7,900 MiRealSource-MiMLS
• 2025-11-26 Price Changed $7,900 REALCOMP
• 2025-09-29 Price Changed $6,900 MiRealSource-MiMLS
• 2025-09-29 Price Changed $6,900 REALCOMP
• 2025-09-24 Price Changed $7,400 MiRealSource-MiMLS
• 2025-09-24 Price Changed $7,400 REALCOMP
• 2025-09-10 Price Changed $7,900 MiRealSource-MiMLS
• 2025-09-10 Price Changed $7,900 REALCOMP
• 2025-09-04 Price Changed $8,900 MiRealSource-MiMLS
• 2025-09-04 Price Changed $8,900 REALCOMP
• 2025-08-29 Price Changed $9,900 MiRealSource-MiMLS
• 2025-08-29 Price Changed $9,900 REALCOMP
• 2025-08-23 Price Changed $11,900 MiRealSource-MiMLS
• 2025-08-22 Price Changed $11,900 REALCOMP
• 2025-08-20 Price Changed $12,900 MiRealSource-MiMLS
• 2025-08-20 Price Changed $12,900 REALCOMP
• 2025-08-15 Listed $14,900 REALCOMP
• 2025-08-15 Listed $14,900 MiRealSource-MiMLS

Property tax history

+8.5%/yr

Latest (2025): $1,016 · -5.9% YoY. Source: county tax records.