2217 Maryland Ave · Flint, MI 48506

$39,900

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 130 Days on market

Built 1922 4,356 sqft lot Est $45k · 11% under

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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
• ARV discount +12.2/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1922

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acres (40 x 110); Ground-level entry with steps

Interior

• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. 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: 2.68% ✓
• Cap rate: 22.69%
• Cash-on-cash: 58.55%
• DSCR: 3.61
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $44,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2616 Maryland Ave	0.24mi	4/1.0 (+1)	1,184 (-7%)	0mo	$70,000	$59	72
2317 Oklahoma Ave	0.11mi	3/2.0	1,316 (+3%)	16mo	$16,500	$13	71
1646 Bennett Ave	0.49mi	3/1.0	1,260 (-1%)	13mo	$24,900	$20	64
2501 Hoff St	0.25mi	2/1.5 (-1)	1,400 (+10%)	2mo	$60,000	$43	64
1449 New York Ave	0.60mi	4/1.0 (+1)	1,248 (-2%)	6mo	$5,500	$4	59
3116 Beechwood Ave	0.62mi	4/1.5 (+1)	1,248 (-2%)	5mo	$14,000	$11	56
2905 Thom St	0.46mi	3/1.0	1,176 (-8%)	17mo	$15,250	$13	52
1514 Montana Ave	0.58mi	3/2.0	1,235 (-3%)	17mo	$8,000	$6	50
3632 Western Rd	0.59mi	3/1.5	1,357 (+6%)	12mo	$47,500	$35	49
3127 Woodrow Ave	0.67mi	4/1.5 (+1)	1,239 (-3%)	10mo	$107,000	$86	49
3153 Thom St	0.72mi	3/1.0	1,378 (+8%)	8mo	$80,000	$58	46
2910 Arizona Ave	0.56mi	3/1.0	1,450 (+14%)	11mo	$73,000	$50	42

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: 57.2%
• Equity multiple: 3.53×
• Total profit: $28,283
• Equity at exit: $5,949

10-year hold

• IRR: 62.1%
• Equity multiple: 7.22×
• Total profit: $69,461
• Equity at exit: $3,450

Cash invested: $11,172 (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 48506

• Active inventory: 202
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $545

Break-even live

Break-even rent $381

Max offer price $39,900

Occupancy floor 44%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	0.76mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.87mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.87mi

Listing history 37 events

1. 2026-06-18
   days on market $39,900 Active 130 DOM
2. 2026-06-17
   days on market $39,900 Active 129 DOM
3. 2026-06-16
   days on market $39,900 Active 128 DOM
4. 2026-06-15
   days on market $39,900 Active 127 DOM
5. 2026-06-14
   days on market $39,900 Active 125 DOM
6. 2026-06-13
   pricedays on market $39,900 Active 124 DOM
7. 2026-06-10
   days on market $41,900 Active 122 DOM
8. 2026-06-09
   days on market $41,900 Active 121 DOM
9. 2026-06-08
   days on market $41,900 Active 120 DOM
10. 2026-06-07
    days on market $41,900 Active 119 DOM
11. 2026-06-05
    days on market $41,900 Active 116 DOM
12. 2026-06-03
    days on market $41,900 Active 115 DOM
13. 2026-06-02
    days on market $41,900 Active 114 DOM
14. 2026-06-01
    days on market $41,900 Active 113 DOM
15. 2026-05-31
    days on market $41,900 Active 112 DOM
16. 2026-05-30
    days on market $41,900 Active 111 DOM
17. 2026-04-15
    price $41,900 303-char remark

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

18. 2026-04-14
    price $41,900
19. 2026-03-25
    price $45,900 303-char remark

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

20. 2026-03-25
    price $45,900

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

21. 2026-03-18
    price $52,900 303-char remark

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

22. 2026-03-18
    price $52,900

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

23. 2026-02-09
    listed $55,000 Active 303-char remark

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

24. 2026-02-09
    listed $55,000 Active

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

25. 2026-02-05
    historical $55,000 303-char remark

    Show marketing remark (303 chars)

    Own this spacious two story home for a fraction of the cost of rent. The house has 3 large bedrooms and one full bath. It has a big kitchen and over sized living room. The garage is big enough for a large truck and any lawn/gardening equipment with extra storage space. .. Schedule your showing today!!!

26. 2017-11-07
    historical
27. 2017-11-07
    historical
28. 2017-10-29
    price $12,900
29. 2017-10-29
    price $12,900
30. 2017-10-12
    listed $15,000 Active
31. 2017-10-11
    listed $15,000 Active
32. 2006-08-09
    soldstatus $30,000
33. 1995-02-17
    soldstatus $21,000
34. 1995-02-17
    soldstatus $21,000
35. 1995-01-31
    historical
36. 1995-01-27
    listed $25,800
37. 1995-01-27
    listed $25,800

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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: $12,847
• − Mortgage interest: −$2,235
• − Property taxes: −$897
• − Insurance: −$200
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$1,161
• Taxable income: $6,299
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,029/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+62.4% since first listed

21 events — show timeline

• 2026-04-15 Price Changed $41,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $41,900 REALCOMP
• 2026-03-25 Price Changed $45,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $45,900 REALCOMP
• 2026-03-18 Price Changed $52,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $52,900 REALCOMP
• 2026-02-09 Listed $55,000 MiRealSource-MiMLS
• 2026-02-09 Listed $55,000 REALCOMP
• 2026-02-05 Coming Soon $55,000 MiRealSource-MiMLS
• 2017-11-07 Listing Removed — REALCOMP
• 2017-11-07 Listing Removed — MiRealSource-MiMLS
• 2017-10-29 Price Changed $12,900 MiRealSource-MiMLS
• 2017-10-29 Price Changed $12,900 REALCOMP
• 2017-10-12 Listed $15,000 MiRealSource-MiMLS
• 2017-10-11 Listed $15,000 REALCOMP
• 2006-08-09 Sold (Public Records) $30,000 Public Records
• 1995-02-17 Sold (MLS) $21,000 REALCOMP
• 1995-02-17 Sold (MLS) $21,000 MiRealSource-MiMLS
• 1995-01-31 Listing Removed — MiRealSource-MiMLS
• 1995-01-27 Listed $25,800 REALCOMP
• 1995-01-27 Listed $25,800 MiRealSource-MiMLS

Property tax history

+5.9%/yr

Latest (2025): $897 · +1.6% YoY. Source: county tax records.