920 Huron St · Flint, MI 48507

$50,000

2 bd · 2.0 ba · 1,141 sqft · SingleFamily public records · 30 Days on market

Built 1925 6,970 sqft lot Est $87k · 42% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover the timeless allure of 920 Huron Street in Flint, MI, a charming single-family residence built in 1925. This inviting home, ready for you to move in, offers a unique blend of classic appeal and modern comfort, making it a truly special place to call your own. With two comfortable bedrooms, this home provides ample space for relaxation and personal retreat. The two well-appointed bathrooms include a walk-in shower, offering a refreshing and convenient experience. The exterior of this residence showcases a distinctive bungalow architectural style, complemented by a unique gambrel roof. This exceptional property offers a lifestyle of ease and comfort; schedule your private viewing today to experience its charm firsthand. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 733 Vermilya Ave - MLS #20261033139 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

Key facts

• Gambrel roof
• Walk-in shower
• 6,970 sq ft lot

Tags

• BUNGALOW ARCHITECTURAL STYLE
• GAMBREL ROOF
• WALK-IN SHOWER

Property features AI

Finance

• Other: Property located in the Flint area (cross streets: Fenton and Camden Avenue)
• Financial info: Annual property tax listed
• HOA & community: Located in the Atherton Park subdivision

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built as residential single-family
• Exterior features: Paved road access; Lot dimensions approximately 70 x 100 (0.16 acres)

Interior

• Bedrooms: Bedrooms located on multiple levels
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Five total rooms
• Laundry & utility: Has heating and utility connections

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 6 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 $346 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $50k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.91% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.46%
• DSCR: 2.27
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $86,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 Ingleside Ave	0.08mi	3/1.0 (+1)	1,144 (+0%)	1mo	$74,999	$66	86
3902 Brunswick Ave	0.23mi	3/2.0 (+1)	1,128 (-1%)	2mo	$123,000	$109	80
912 Markham St	0.15mi	2/1.0	1,020 (-11%)	4mo	$71,000	$70	68
1186 E Decamp St	0.41mi	3/1.0 (+1)	1,100 (-4%)	4mo	$84,000	$76	62
612 Alvord Ave	0.40mi	3/1.0 (+1)	1,082 (-5%)	4mo	$76,500	$71	60
1523 Waldman St	0.57mi	2/1.0	1,179 (+3%)	6mo	$125,000	$106	59
1228 Leland St	0.34mi	3/1.0 (+1)	1,047 (-8%)	5mo	$67,500	$64	57
1212 Crawford St	0.29mi	3/1.5 (+1)	1,281 (+12%)	5mo	$50,000	$39	55
1418 Blueberry Ln	0.41mi	3/1.0 (+1)	1,045 (-8%)	4mo	$78,000	$75	54
1809 Crestbrook Ln	0.54mi	3/1.5 (+1)	1,240 (+9%)	5mo	$100,000	$81	49
1902 Crestbrook Ln	0.57mi	3/1.0 (+1)	969 (-15%)	1mo	$111,000	$115	39
3312 Renault Dr	0.67mi	3/1.0 (+1)	988 (-13%)	3mo	$185,000	$187	35

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: 18.9%
• Equity multiple: 1.74×
• Total profit: $10,303
• Equity at exit: $7,455

10-year hold

• IRR: 24.9%
• Equity multiple: 2.83×
• Total profit: $25,619
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $957 high
• Mortgage (P&I): −$262
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $332

Break-even live

Break-even rent $537

Max offer price $50,000

Occupancy floor 60%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.13mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.32mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.39mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.56mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.28mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	13d	1	1.43mi

Listing history 37 events

1. 2026-06-18
   days on market $50,000 Active 30 DOM
2. 2026-06-17
   days on market $50,000 Active 29 DOM
3. 2026-06-16
   days on market $50,000 Active 28 DOM
4. 2026-06-15
   days on market $50,000 Active 27 DOM
5. 2026-06-14
   days on market $50,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $50,000 Active 24 DOM
7. 2026-06-10
   days on market $60,000 Active 22 DOM
8. 2026-06-09
   days on market $60,000 Active 21 DOM
9. 2026-06-08
   days on market $60,000 Active 20 DOM
10. 2026-06-07
    days on market $60,000 Active 19 DOM
11. 2026-06-05
    days on market $60,000 Active 16 DOM
12. 2026-06-03
    days on market $60,000 Active 15 DOM
13. 2026-06-02
    days on market $60,000 Active 14 DOM
14. 2026-06-01
    days on market $60,000 Active 13 DOM
15. 2026-05-31
    days on market $60,000 Active 12 DOM
16. 2026-05-30
    days on market $60,000 Active 11 DOM
17. 2026-05-19
    listed $60,000 Active

    Show marketing remark (1075 chars)

    Discover the timeless allure of 920 Huron Street in Flint, MI, a charming single-family residence built in 1925. This inviting home, ready for you to move in, offers a unique blend of classic appeal and modern comfort, making it a truly special place to call your own. With two comfortable bedrooms, this home provides ample space for relaxation and personal retreat. The two well-appointed bathrooms include a walk-in shower, offering a refreshing and convenient experience. The exterior of this residence showcases a distinctive bungalow architectural style, complemented by a unique gambrel roof. This exceptional property offers a lifestyle of ease and comfort; schedule your private viewing today to experience its charm firsthand. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 733 Vermilya Ave - MLS #20261033139 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

18. 2026-05-19
    listed $60,000 Active 1075-char remark

    Show marketing remark (1075 chars)

    Discover the timeless allure of 920 Huron Street in Flint, MI, a charming single-family residence built in 1925. This inviting home, ready for you to move in, offers a unique blend of classic appeal and modern comfort, making it a truly special place to call your own. With two comfortable bedrooms, this home provides ample space for relaxation and personal retreat. The two well-appointed bathrooms include a walk-in shower, offering a refreshing and convenient experience. The exterior of this residence showcases a distinctive bungalow architectural style, complemented by a unique gambrel roof. This exceptional property offers a lifestyle of ease and comfort; schedule your private viewing today to experience its charm firsthand. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 733 Vermilya Ave - MLS #20261033139 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

19. 2019-03-29
    soldstatus $20,000 Sold 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

20. 2019-03-29
    soldstatus $20,000 Closed

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

21. 2019-03-19
    status Pending

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

22. 2019-03-19
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

23. 2019-03-01
    price $24,900

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

24. 2019-03-01
    price $24,900 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

25. 2019-02-16
    price $29,900
26. 2019-02-15
    price $29,900 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

27. 2019-01-29
    price $34,900
28. 2019-01-28
    price $36,900

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

29. 2019-01-28
    price $34,900 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

30. 2019-01-28
    price $36,900 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

31. 2019-01-15
    listed $39,900 Active 230-char remark

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

32. 2019-01-15
    listed $39,900 Active

    Show marketing remark (230 chars)

    Buy it today with $15,000 down. The seller will finance the rest! This turnkey property that boasts 3 bedrooms, an updated 1 1/2 baths, a large modernized kitchen, spacious basement, 2 car garage, on a double lot that's fenced in!

33. 2011-10-07
    soldstatus $18,000
34. 2011-10-07
    soldstatus $18,000
35. 2011-09-30
    historical
36. 2011-08-16
    listed $22,527
37. 2011-08-16
    listed $22,527

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/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: $11,481
• − Mortgage interest: −$2,801
• − Property taxes: −$1,690
• − Insurance: −$250
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$1,455
• Taxable income: $3,449
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,156/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

+166.3% since first listed

21 events — show timeline

• 2026-05-19 Listed $60,000 MiRealSource-MiMLS
• 2026-05-19 Listed $60,000 REALCOMP
• 2019-03-29 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2019-03-29 Sold (MLS) $20,000 REALCOMP
• 2019-03-19 Pending — MiRealSource-MiMLS
• 2019-03-19 Pending — REALCOMP
• 2019-03-01 Price Changed $24,900 MiRealSource-MiMLS
• 2019-03-01 Price Changed $24,900 REALCOMP
• 2019-02-16 Price Changed $29,900 MiRealSource-MiMLS
• 2019-02-15 Price Changed $29,900 REALCOMP
• 2019-01-29 Price Changed $34,900 MiRealSource-MiMLS
• 2019-01-28 Price Changed $36,900 MiRealSource-MiMLS
• 2019-01-28 Price Changed $34,900 REALCOMP
• 2019-01-28 Price Changed $36,900 REALCOMP
• 2019-01-15 Listed $39,900 MiRealSource-MiMLS
• 2019-01-15 Listed $39,900 REALCOMP
• 2011-10-07 Sold (MLS) $18,000 REALCOMP
• 2011-10-07 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2011-09-30 Listing Removed — MiRealSource-MiMLS
• 2011-08-16 Listed $22,527 REALCOMP
• 2011-08-16 Listed $22,527 MiRealSource-MiMLS

Property tax history

+7.5%/yr

Latest (2025): $1,690 · -3.2% YoY. Source: county tax records.