124 W Rankin St · Flint, MI 48505

$14,500

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 30 Days on market

Built 1919 5,227 sqft lot

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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
• Appreciation +6.3/10.0
• 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

Listing remarks MLS

Large 4 bedroom home, solid foundation and tons of potential! Basement was even partially finished! Needs FULL rehab but floors, walls, exterior all seem solid. This could be the PERFECT investment! Clear deed, no back taxs. .. All its waiting for is you! Land contract may be available.

Key facts

• 5,227 sq ft lot
• Built 1919
• Listed 30 days

Property features AI

Finance

• Financial info: Annual taxes reported
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Approximately 1,200 sq ft above grade finished area; Approximately 200 sq ft below grade finished area
• Exterior features: Lot approximately 50 x 100 (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Has a basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• Cap rate 70.7% 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: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 40% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $488 of equity ($100 loan paydown + $388 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $8k; list at $14k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,282 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 7.67% ✓
• Cap rate: 70.74%
• Cash-on-cash: 230.15%
• DSCR: 11.24
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $30,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 W Baker St	0.08mi	3/1.0 (-1)	1,200 (0%)	3mo	$32,000	$27	89
115 E Genesee St	0.23mi	3/1.0 (-1)	1,160 (-3%)	2mo	$9,500	$8	77
325 W Dewey St	0.39mi	4/1.0	1,224 (+2%)	7mo	$25,000	$20	73
317 W Witherbee St	0.38mi	3/1.0 (-1)	1,196 (-0%)	6mo	$125,000	$105	72
2217 Francis Ave	0.29mi	3/1.5 (-1)	1,257 (+5%)	0mo	$31,500	$25	71
506 Green St	0.36mi	3/1.0 (-1)	1,312 (+9%)	1mo	$52,000	$40	62
501 W Witherbee St	0.44mi	3/1.0 (-1)	1,274 (+6%)	3mo	$39,000	$31	62
2517 Mount Elliot Ave	0.47mi	4/1.0	1,088 (-9%)	8mo	$5,500	$5	56
523 Grace St	0.63mi	3/1.0 (-1)	1,144 (-5%)	9mo	$24,500	$21	50
617 W Witherbee St	0.51mi	3/1.0 (-1)	1,330 (+11%)	4mo	$15,525	$12	50
3506 Esther St	0.50mi	3/1.0 (-1)	1,043 (-13%)	7mo	$28,500	$27	44
125 W Paterson St	0.50mi	3/1.0 (-1)	1,368 (+14%)	8mo	$18,000	$13	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.59×
• Total profit: $51,110
• Equity at exit: $6,255

10-year hold

• IRR: —
• Equity multiple: 28.78×
• Total profit: $112,779
• Equity at exit: $9,440

Cash invested: $4,060 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$76
• Tax est. 1.5%: −$18 /mo · $218/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $779

Break-even live

Break-even rent $127

Max offer price $14,500

Occupancy floor 25%

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: $3,625
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.55mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.70mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	13d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $14,500 Active 30 DOM
2. 2026-06-17
   days on market $14,500 Active 29 DOM
3. 2026-06-16
   pricedays on market $14,500 Active 28 DOM
4. 2026-06-15
   days on market $15,000 Active 27 DOM
5. 2026-06-14
   days on market $15,000 Active 25 DOM
6. 2026-06-13
   days on market $15,000 Active 24 DOM
7. 2026-06-10
   days on market $15,000 Active 22 DOM
8. 2026-06-09
   days on market $15,000 Active 21 DOM
9. 2026-06-08
   days on market $15,000 Active 20 DOM
10. 2026-06-07
    days on market $15,000 Active 19 DOM
11. 2026-06-05
    days on market $15,000 Active 16 DOM
12. 2026-06-03
    days on market $15,000 Active 15 DOM
13. 2026-06-02
    days on market $15,000 Active 14 DOM
14. 2026-06-01
    days on market $15,000 Active 13 DOM
15. 2026-05-31
    days on market $15,000 Active 12 DOM
16. 2026-05-30
    days on market $15,000 Active 11 DOM
17. 2026-05-19
    listed $15,000 Active 288-char remark

    Show marketing remark (288 chars)

    Large 4 bedroom home, solid foundation and tons of potential! Basement was even partially finished! Needs FULL rehab but floors, walls, exterior all seem solid. This could be the PERFECT investment! Clear deed, no back taxs. .. All its waiting for is you! Land contract may be available.

18. 2026-05-19
    listed $15,000 Active

    Show marketing remark (288 chars)

    Large 4 bedroom home, solid foundation and tons of potential! Basement was even partially finished! Needs FULL rehab but floors, walls, exterior all seem solid. This could be the PERFECT investment! Clear deed, no back taxs. .. All its waiting for is you! Land contract may be available.

19. 2024-10-15
    soldstatus $7,500 Sold 534-char remark

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

20. 2024-10-15
    soldstatus $7,500 Closed

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

21. 2024-10-11
    status Pending

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

22. 2024-10-11
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

23. 2024-09-02
    listed $9,900 Active 534-char remark

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

24. 2024-09-02
    listed $9,900 Active

    Show marketing remark (534 chars)

    Investors Welcome!!! Large house that needs a complete redo which is reflected in the price. Once this one is rental ready the ROI will be amazing. This one can be bought for the cash price or on a short-term land contract. Either way it’s a winner!!! A tree has fallen in the back yard and the garage needs to be removed. Otherwise, the outside is in surprisingly good condition. Seller would consider a Land Contract with terms of - $11,900.00/$5,000.00 Down/18 Months. Come and get this one, it won’t last long. BATVAI

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,350
• − Mortgage interest: −$812
• − Property taxes: −$218
• − Insurance: −$72
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$422
• Taxable income: $9,690
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $7,019/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+51.5% since first listed

8 events — show timeline

• 2026-05-19 Listed $15,000 REALCOMP
• 2026-05-19 Listed $15,000 MiRealSource-MiMLS
• 2024-10-15 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2024-10-15 Sold (MLS) $7,500 REALCOMP
• 2024-10-11 Pending — MiRealSource-MiMLS
• 2024-10-11 Pending — REALCOMP
• 2024-09-02 Listed $9,900 MiRealSource-MiMLS
• 2024-09-02 Listed $9,900 REALCOMP

Property tax history

+8.6%/yr

Latest (2025): $1,215 · +1.7% YoY. Source: county tax records.