1034 Meida St · Flint, MI 48532

$60,000

2 bd · 1.0 ba · 651 sqft · SingleFamily public records · 55 Days on market

Built 1956 3,920 sqft lot Est $41k · 46% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Affordable and accessible living right here in Flint Township! This adorable 2 bedroom 1 bathroom home is ready for its new owners! With a new ramp leading to the front entrance, a carport to keep the snow off your car, and beautiful hardwood floors throughout, you're sure to fall in love! With just over 620 sq ft of living space, this home is perfect for those looking for low maintenance living! All appliances in the home stay! A newer furnace and a new water heater just installed in 2025 create peace of mind for your mechanicals of the home. The spatious, fenced in backyard also features a shed to store your lawn equipment. Don't miss your chance, this one won't last long!

Key facts

• 3,920 sq ft lot
• Built 1956
• Listed 55 days

Property features AI

Finance

• Other: Lot approximately 0.09 acres (45 x 83)

Exterior

• Parking: Driveway; Carport; No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry; Aluminum siding; Asphalt roof; Facing information not provided
• Construction: Aluminum siding construction
• Exterior features: Back yard with fencing; Fenced lot; Paved road access; Shed(s); Accessible entrance with ramp

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: 2 total rooms (includes living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Gas water heater; Free-standing electric range; Free-standing refrigerator; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

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: 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $415 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $37k; list at $60k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $41,013
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Meida St	0.00mi	2/1.0	624 (-4%)	1mo	$60,000	$96	92
916 Mann St	0.56mi	2/1.0	647 (-1%)	3mo	$35,000	$54	70
4014 Jacque St	0.42mi	2/1.0	672 (+3%)	10mo	$42,000	$63	67
3609 Larchmont St	0.61mi	2/1.0	650 (-0%)	7mo	$60,000	$92	66
959 Tacken St	0.18mi	2/1.0	748 (+15%)	4mo	$24,900	$33	63
3317 Arlene Ave	0.61mi	2/1.0	600 (-8%)	1mo	$34,500	$58	58
3310 Larchmont St	0.70mi	2/1.0	688 (+6%)	2mo	$18,000	$26	56
2913 Gibson St	0.73mi	2/1.0	680 (+4%)	6mo	$45,000	$66	54
3605 Hogarth Ave	0.66mi	1/1.0 (-1)	632 (-3%)	9mo	$44,000	$70	52
3214 Clairmont St	0.69mi	2/1.0	720 (+11%)	4mo	$30,500	$42	47
3321 Hogarth Ave	0.60mi	3/1.0 (+1)	720 (+11%)	4mo	$59,900	$83	46
3305 Larchmont St	0.73mi	2/1.0	736 (+13%)	5mo	$45,000	$61	40

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $8,101
• Equity at exit: $8,946

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $30,071
• Equity at exit: $5,188

Cash invested: $16,800 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $279

Break-even live

Break-even rent $546

Max offer price $60,000

Occupancy floor 64%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.99mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	1.03mi

Listing history 20 events

1. 2026-04-14
   historical Accepting Backup Offers 683-char remark

   Show marketing remark (683 chars)

   Affordable and accessible living right here in Flint Township! This adorable 2 bedroom 1 bathroom home is ready for its new owners! With a new ramp leading to the front entrance, a carport to keep the snow off your car, and beautiful hardwood floors throughout, you're sure to fall in love! With just over 620 sq ft of living space, this home is perfect for those looking for low maintenance living! All appliances in the home stay! A newer furnace and a new water heater just installed in 2025 create peace of mind for your mechanicals of the home. The spatious, fenced in backyard also features a shed to store your lawn equipment. Don't miss your chance, this one won't last long!

2. 2026-04-14
   historical Active Under Contract

   Show marketing remark (683 chars)

   Affordable and accessible living right here in Flint Township! This adorable 2 bedroom 1 bathroom home is ready for its new owners! With a new ramp leading to the front entrance, a carport to keep the snow off your car, and beautiful hardwood floors throughout, you're sure to fall in love! With just over 620 sq ft of living space, this home is perfect for those looking for low maintenance living! All appliances in the home stay! A newer furnace and a new water heater just installed in 2025 create peace of mind for your mechanicals of the home. The spatious, fenced in backyard also features a shed to store your lawn equipment. Don't miss your chance, this one won't last long!

3. 2026-04-01
   listed $60,000 Active 683-char remark

   Show marketing remark (683 chars)

   Affordable and accessible living right here in Flint Township! This adorable 2 bedroom 1 bathroom home is ready for its new owners! With a new ramp leading to the front entrance, a carport to keep the snow off your car, and beautiful hardwood floors throughout, you're sure to fall in love! With just over 620 sq ft of living space, this home is perfect for those looking for low maintenance living! All appliances in the home stay! A newer furnace and a new water heater just installed in 2025 create peace of mind for your mechanicals of the home. The spatious, fenced in backyard also features a shed to store your lawn equipment. Don't miss your chance, this one won't last long!

4. 2026-04-01
   listed $60,000 Active

   Show marketing remark (683 chars)

   Affordable and accessible living right here in Flint Township! This adorable 2 bedroom 1 bathroom home is ready for its new owners! With a new ramp leading to the front entrance, a carport to keep the snow off your car, and beautiful hardwood floors throughout, you're sure to fall in love! With just over 620 sq ft of living space, this home is perfect for those looking for low maintenance living! All appliances in the home stay! A newer furnace and a new water heater just installed in 2025 create peace of mind for your mechanicals of the home. The spatious, fenced in backyard also features a shed to store your lawn equipment. Don't miss your chance, this one won't last long!

5. 2022-01-13
   historical 95-char remark

   Show marketing remark (95 chars)

   This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

6. 2021-12-07
   soldstatus $37,000 Sold 95-char remark

   Show marketing remark (95 chars)

   This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

7. 2021-12-07
   soldstatus $37,000 Closed

   Show marketing remark (95 chars)

   This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

8. 2021-11-17
   status Pending 95-char remark

   Show marketing remark (95 chars)

   This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

9. 2021-11-17
   status Pending

   Show marketing remark (95 chars)

   This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

10. 2021-11-05
    listed $39,000 Active 95-char remark

    Show marketing remark (95 chars)

    This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

11. 2021-11-05
    listed $39,000 Active

    Show marketing remark (95 chars)

    This is the cutest house. Big fenced in back yard that has a country setting. Come take a look!

12. 2010-12-06
    historical
13. 2010-12-06
    historical
14. 2007-09-30
    historical
15. 2007-06-04
    listed $52,000
16. 2007-06-04
    listed $52,000
17. 2006-07-17
    soldstatus $28,100
18. 2005-07-01
    historical
19. 2005-02-14
    listed $49,500
20. 2005-02-14
    listed $49,500

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $92/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 ≥96°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: $10,800
• − Mortgage interest: −$3,361
• − Property taxes: −$1,103
• − Insurance: −$300
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,745
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,738/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): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+21.2% since first listed

20 events — show timeline

• 2026-04-14 Contingent — MiRealSource-MiMLS
• 2026-04-14 Contingent — REALCOMP
• 2026-04-01 Listed $60,000 REALCOMP
• 2026-04-01 Listed $60,000 MiRealSource-MiMLS
• 2022-01-13 Listing Removed — REALCOMP
• 2021-12-07 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2021-12-07 Sold (MLS) $37,000 REALCOMP
• 2021-11-17 Pending — REALCOMP
• 2021-11-17 Pending — MiRealSource-MiMLS
• 2021-11-05 Listed $39,000 MiRealSource-MiMLS
• 2021-11-05 Listed $39,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-09-30 Listing Removed — MiRealSource-MiMLS
• 2007-06-04 Listed $52,000 MiRealSource-MiMLS
• 2007-06-04 Listed $52,000 REALCOMP
• 2006-07-17 Sold (Public Records) $28,100 Public Records
• 2005-07-01 Listing Removed — MiRealSource-MiMLS
• 2005-02-14 Listed $49,500 MiRealSource-MiMLS
• 2005-02-14 Listed $49,500 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $1,103 · +1.7% YoY. Source: county tax records.