205 E Baltimore Blvd · Flint, MI 48505

$7,000

2 bd · 1.0 ba · 731 sqft · SingleFamily public records · 4 Days on market

Built 1929 3,920 sqft lot ↓ 30% 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
• 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

INVESTOR ALERT! Exceptional value-add opportunity in Flint's north side market. This 2-bedroom, 1-bath bungalow offers a blank canvas for investors, rehabbers, and builders looking to capitalize on strong rental demand and potential resale upside. The property has been stripped and requires a full renovation, making it ideal for experienced investors seeking their next project. Located near major roadways, schools, shopping, parks, and employment corridors, this property provides convenient access throughout Flint and surrounding communities. With the right vision and improvements, this home has significant potential to become a cash-flowing rental or profitable resale project. Opportunities at this price point are becoming increasingly difficult to find. Bring your contractor, run your numbers, and unlock the potential this property has to offer. Property is being sold as-is. Buyer to verify all information and conduct their own due diligence. Novation: Buyer has equitable interest in the property and is marketing the property with the owner’s authorization in order to locate a new buyer.

Key facts

• Convenient access
• Full renovation
• 3,920 sq ft lot

Tags

• VALUE-ADD OPPORTUNITY
• FULL RENOVATION
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Natural gas
• Home design: Residential property; One-story structure; Built in 1929
• Construction: Michigan basement foundation
• Exterior features: Vinyl siding; Paved street frontage; Frontage approximately 40 feet; Lot acreage about 0.09

Interior

• Kitchen: Kitchen on entry level (approx. 11 x 9)
• Bedrooms: Bedroom 1 on entry level (approx. 11 x 10); Bedroom 2 on entry level (approx. 10 x 9)
• Bathrooms: 1 full bathroom on entry level (approx. 5 x 8)
• Heating & cooling: Heat pump(s); Natural gas fuel
• Interior features: Total of 5 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $7k).
• Cap rate 119.7% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 32% 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 $235 of equity ($48 loan paydown + $187 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,000

Questions for the listing agent

1. Built in 1929 — 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: 12.84% ✓
• Cap rate: 119.72%
• Cash-on-cash: 405.11%
• DSCR: 19.03
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $18,275
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 E Marengo Ave	0.28mi	2/1.0	779 (+7%)	8mo	$20,000	$26	69
203 E Stewart Ave	0.26mi	2/1.0	670 (-8%)	10mo	$37,000	$55	65
370 E Moore St	0.38mi	2/1.0	790 (+8%)	4mo	$9,900	$13	65
409 E Lyndon Ave	0.43mi	2/1.0	672 (-8%)	6mo	$4,500	$7	62
618 E Pulaski Ave	0.32mi	2/1.0	836 (+14%)	5mo	$24,000	$29	56
257 E Piper Ave	0.69mi	2/1.0	720 (-2%)	13mo	$7,000	$10	55
726 E Parkway Ave	0.58mi	2/1.0	641 (-12%)	7mo	$44,000	$69	47
421 E Home Ave	0.68mi	2/1.0	674 (-8%)	12mo	$13,000	$19	46
624 W Pierson Rd	0.58mi	2/1.0	781 (+7%)	20mo	$19,900	$25	45
302 W Gracelawn Ave	0.62mi	2/1.0	832 (+14%)	8mo	$16,000	$19	41

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: 22.88×
• Total profit: $42,879
• Equity at exit: $3,020

10-year hold

• IRR: —
• Equity multiple: 48.83×
• Total profit: $93,756
• Equity at exit: $4,557

Cash invested: $1,960 (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: 0.6×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $662

Break-even live

Break-even rent $61

Max offer price $7,000

Occupancy floor 21%

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $7,000 Active 4 DOM
2. 2026-06-17
   days on market $7,000 Active 3 DOM
3. 2026-06-16
   days on market $7,000 Active 2 DOM
4. 2026-06-15
   listing id $7,000 Active 1 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $7,000 Active 1 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,786
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$204
• Taxable income: $8,324
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $5,942/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

-30.0% since first listed

10 events — show timeline

• 2026-06-13 Listed $7,000 MiRealSource-MiMLS
• 2026-06-13 Listed $7,000 REALCOMP
• 2026-05-09 Listing Removed — MiRealSource-MiMLS
• 2026-05-09 Listing Removed — REALCOMP
• 2026-04-27 Price Changed $8,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $8,900 REALCOMP
• 2026-04-04 Price Changed $8,999 MiRealSource-MiMLS
• 2026-04-04 Price Changed $8,999 REALCOMP
• 2026-03-30 Listed $9,999 MiRealSource-MiMLS
• 2026-03-30 Listed $9,999 REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $568 · +1.2% YoY. Source: county tax records.