3901 N Averill Apt #307 Ave · Flint, MI 48506

$975

2 bd · 1.0 ba · 850 sqft · Condo · 8 Days on market

Built 1968 ↓ 6% 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
• 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

Completely renovated 2nd Floor apartment with two bedrooms and one bath. Welcome to Green Garden Villa Apartments! Our renovated apartments, on-site laundry facilities, and pet-friendly policy make us the perfect choice for those seeking a convenient and welcoming community. We are also excited to announce that our community will soon be gated, providing an added level of security and peace of mind for our residents. Contact us today to schedule a tour and see why Green Garden Villa Apartments is the ideal place to call home in Flint, MI. As a token of our appreciation, receive 5% off your monthly rent to all verified military members, first responders, healthcare providers, and teachers. Thank you for your service!! $650 Security Deposit $150 Non-Refundable Cleaning If approved, a one-time non-refundable pet fee of $250 per pet and a monthly pet fee of $25 per pet will be collected. Small dogs only. 12 month lease term Electricity is tenant responsibility. Renters Insurance is REQUIRED Water is $50 monthly with rent. Additional charge of $20 per occupant. Heating & cooling is with an electric mini-split in each bedroom and living room.

Key facts

• Gated community
• Renovated apartments
• Pet-friendly policy

Tags

• RENOVATED APARTMENTS
• ON-SITE LAUNDRY FACILITIES
• PET-FRIENDLY POLICY
• GATED COMMUNITY

Property features AI

Finance

• Other: Located in GREEN GARDEN VILLA APARTMENTS subdivision
• Financial info: Reported actual rents: $1,050 for multiple units
• HOA & community: On-site laundry (association amenity)

Exterior

• Parking: Assigned and unassigned parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family; Single level
• Exterior features: Pets allowed with breed restrictions; Lot dimensions: 253,720

Interior

• Kitchen: Microwave; Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Separate meters for heating; Wall/window cooling units
• Interior features: Electric water heater; Microwave; Oven; Refrigerator; Range; Crawl space basement
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $975 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $975.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $975).
• Cap rate 923.4% 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; 4 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 $6 of loan paydown is wiped out by about $29 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 $273 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.

Recommended offer $975

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 97.61% ✓
• Cap rate: 923.38%
• Cash-on-cash: 3275.33%
• DSCR: 146.73
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 174.31×
• Total profit: $47,315
• Equity at exit: $145

10-year hold

• IRR: —
• Equity multiple: 375.98×
• Total profit: $102,369
• Equity at exit: $84

Cash invested: $273 (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: 0.1×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $745

Break-even live

Break-even rent $9

Max offer price $975

Occupancy floor 17%

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: $244
• Closing costs: $29
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	0.03mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	0.26mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.89mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	1.23mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $975 Active 8 DOM
2. 2026-06-17
   days on market $975 Active 7 DOM
3. 2026-06-16
   days on market $975 Active 6 DOM
4. 2026-06-15
   days on market $975 Active 5 DOM
5. 2026-06-14
   days on market $975 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $975 Active 2 DOM

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,421
• − Mortgage interest: −$55
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$28
• Taxable income: $9,491
• Est. tax owed @ 24.0%: −$2,278
• After-tax cash flow: $6,664/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

-6.1% since first listed

13 events — show timeline

• 2026-06-10 Listed $975 REALCOMP
• 2026-06-10 Listed $975 REALCOMP
• 2026-03-18 Listing Removed — REALCOMP
• 2026-03-04 Listed $1,075 REALCOMP
• 2026-02-10 Relisted — REALCOMP
• 2026-02-10 Price Changed $975 REALCOMP
• 2024-03-01 Listing Removed — REALCOMP
• 2024-03-01 Listing Removed — REALCOMP
• 2023-11-01 Listed $850 REALCOMP
• 2023-07-24 Listing Removed — MiRealSource-MiMLS
• 2023-07-24 Listing Removed — REALCOMP
• 2023-07-17 Listed $1,145 MiRealSource-MiMLS
• 2023-07-17 Listed $1,145 REALCOMP