806 Alvord Ave · Flint, MI 48507

$54,900

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 119 Days on market

Built 1940 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

2 bedroom, 1 bath home with basement. Potential investor opportunity. Buyers agent to verify all information in this listing.

Key facts

• 3,485 sq ft lot
• Built 1940
• Listed 119 days

Property features AI

Finance

• Other: Located in Atherton Park subdivision; cross streets S Grand Traverse & W Atherton Rd
• Financial info: Annual tax amount reported
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 35 x 96 x 35 x 96; Lot about 0.08 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 11.5% in Flint — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 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 + 0.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.77% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $34,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Brunswick Ave	0.19mi	2/1.0 (-1)	755 (-5%)	4mo	$55,000	$73	75
1015 Alvord Ave	0.28mi	2/1.0 (-1)	750 (-5%)	3mo	$35,500	$47	71
1125 Ingleside Ave	0.40mi	2/1.0 (-1)	771 (-3%)	2mo	$7,500	$10	70
3116 Camden Ave	0.49mi	2/1.0 (-1)	766 (-3%)	5mo	$29,000	$38	63
937 Barrie Ave	0.64mi	2/1.0 (-1)	780 (-2%)	1mo	$29,000	$37	62
839 Barrie Ave	0.61mi	2/1.0 (-1)	816 (+3%)	3mo	$35,000	$43	59
730 Freeman Ave	0.50mi	2/1.0 (-1)	836 (+6%)	6mo	$27,000	$32	58
1225 Vermilya Ave	0.57mi	2/1.0 (-1)	831 (+5%)	5mo	$15,000	$18	56
1105 Lincoln Ave	0.45mi	2/1.0 (-1)	896 (+13%)	2mo	$38,000	$42	51
1233 Carman St	0.59mi	2/1.0 (-1)	720 (-9%)	2mo	$82,500	$115	51
1169 Carman St	0.56mi	3/1.0	680 (-14%)	5mo	$85,900	$126	46
1413 Waldman Ave	0.59mi	3/1.0	903 (+14%)	4mo	$99,900	$111	46

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: 18.7%
• Equity multiple: 1.73×
• Total profit: $11,213
• Equity at exit: $8,186

10-year hold

• IRR: 24.8%
• Equity multiple: 2.85×
• Total profit: $28,396
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$288
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $360

Break-even live

Break-even rent $518

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $391	-5% $376	+0% $360	+5% $344	+10% $329
Rent	-10% $283	-5% $322	+0% $360	+5% $398	+10% $437
Rate	-1.0pp $388	-0.5pp $374	base $360	+0.5pp $346	+1.0pp $331

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.04mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.45mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.66mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.67mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.38mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.38mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.41mi

Listing history 50 events

1. 2026-06-18
   days on market $54,900 Active 119 DOM
2. 2026-06-17
   days on market $54,900 Active 118 DOM
3. 2026-06-16
   days on market $54,900 Active 117 DOM
4. 2026-06-15
   days on market $54,900 Active 116 DOM
5. 2026-06-14
   days on market $54,900 Active 114 DOM
6. 2026-06-13
   days on market $54,900 Active 113 DOM
7. 2026-06-10
   days on market $54,900 Active 111 DOM
8. 2026-06-09
   days on market $54,900 Active 110 DOM
9. 2026-06-08
   days on market $54,900 Active 109 DOM
10. 2026-06-07
    days on market $54,900 Active 108 DOM
11. 2026-06-05
    days on market $54,900 Active 105 DOM
12. 2026-06-03
    days on market $54,900 Active 104 DOM
13. 2026-06-02
    days on market $54,900 Active 103 DOM
14. 2026-06-01
    days on market $54,900 Active 102 DOM
15. 2026-05-31
    days on market $54,900 Active 101 DOM
16. 2026-05-30
    days on market $54,900 Active 100 DOM
17. 2026-02-19
    listed $54,900 Active

    Show marketing remark (125 chars)

    2 bedroom, 1 bath home with basement. Potential investor opportunity. Buyers agent to verify all information in this listing.

18. 2026-02-19
    listed $54,900 Active 125-char remark

    Show marketing remark (125 chars)

    2 bedroom, 1 bath home with basement. Potential investor opportunity. Buyers agent to verify all information in this listing.

19. 2025-09-30
    historical
20. 2025-08-25
    status Active
21. 2025-08-25
    status Active
22. 2025-08-23
    historical
23. 2025-01-25
    price $35,000
24. 2025-01-24
    price $35,000
25. 2024-11-08
    status Active
26. 2024-11-08
    status Active
27. 2024-03-22
    historical
28. 2024-03-22
    historical
29. 2024-03-22
    historical
30. 2024-03-22
    historical
31. 2024-02-23
    listed $24,900 Active
32. 2024-02-23
    listed $24,900 Active
33. 2020-02-25
    soldstatus $68,881
34. 2019-10-30
    historical
35. 2019-10-30
    historical
36. 2019-10-10
    listed $24,900 Active
37. 2019-10-10
    listed $24,900 Active
38. 2010-12-03
    historical
39. 2010-01-19
    soldstatus $9,000
40. 2010-01-19
    soldstatus $9,000
41. 2010-01-19
    soldstatus $9,000
42. 2009-12-17
    historical
43. 2009-05-05
    listed $14,900
44. 2009-05-05
    listed $14,900
45. 2009-05-05
    listed $14,900
46. 2009-04-28
    historical
47. 2009-04-28
    historical
48. 2008-10-03
    listed $29,900
49. 2008-10-03
    listed $29,900
50. 2008-10-02
    listed $29,900

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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: $11,683
• − Mortgage interest: −$3,075
• − Property taxes: −$1,180
• − Insurance: −$274
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$1,597
• Taxable income: $3,687
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $3,435/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

+31.0% since first listed

39 events — show timeline

• 2026-02-19 Listed $54,900 MiRealSource-MiMLS
• 2026-02-19 Listed $54,900 REALCOMP
• 2025-09-30 Listing Removed — MiRealSource-MiMLS
• 2025-08-25 Relisted — REALCOMP
• 2025-08-25 Relisted — MiRealSource-MiMLS
• 2025-08-23 Listing Removed — MiRealSource-MiMLS
• 2025-01-25 Price Changed $35,000 MiRealSource-MiMLS
• 2025-01-24 Price Changed $35,000 REALCOMP
• 2024-11-08 Relisted — REALCOMP
• 2024-11-08 Relisted — MiRealSource-MiMLS
• 2024-03-22 Listing Removed — REALCOMP
• 2024-03-22 Listing Removed — REALCOMP
• 2024-03-22 Listing Removed — REALCOMP
• 2024-03-22 Listing Removed — MiRealSource-MiMLS
• 2024-02-23 Listed $24,900 REALCOMP
• 2024-02-23 Listed $24,900 MiRealSource-MiMLS
• 2020-02-25 Sold (Public Records) $68,881 Public Records
• 2019-10-30 Listing Removed — REALCOMP
• 2019-10-30 Listing Removed — MiRealSource-MiMLS
• 2019-10-10 Listed $24,900 MiRealSource-MiMLS
• 2019-10-10 Listed $24,900 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 2010-01-19 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2010-01-19 Sold (MLS) $9,000 REALCOMP
• 2010-01-19 Sold (MLS) $9,000 REALCOMP
• 2009-12-17 Listing Removed — MiRealSource-MiMLS
• 2009-05-05 Listed $14,900 MiRealSource-MiMLS
• 2009-05-05 Listed $14,900 REALCOMP
• 2009-05-05 Listed $14,900 REALCOMP
• 2009-04-28 Listing Removed — REALCOMP
• 2009-04-28 Listing Removed — MiRealSource-MiMLS
• 2008-10-03 Listed $29,900 MiRealSource-MiMLS
• 2008-10-03 Listed $29,900 REALCOMP
• 2008-10-02 Listed $29,900 REALCOMP
• 1996-07-23 Sold (MLS) $43,000 REALCOMP
• 1996-07-23 Sold (MLS) $43,000 MiRealSource-MiMLS
• 1996-06-19 Listing Removed — MiRealSource-MiMLS
• 1996-02-23 Listed $41,900 REALCOMP
• 1996-02-23 Listed $41,900 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,180 · +1.7% YoY. Source: county tax records.