2615 Trumbull Ave · Flint, MI 48504

$8,500

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 144 Days on market

Built 1941 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
• 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

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 96.8% 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: 131 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $59 of loan paydown is wiped out by about $255 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1941 — 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. 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?
8. 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.
9. 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.
10. 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: 10.42% ✓
• Cap rate: 96.77%
• Cash-on-cash: 323.12%
• DSCR: 15.38
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $23,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Brownell Blvd	0.15mi	3/1.0	911 (+3%)	4mo	$78,000	$86	85
2331 Welch Blvd	0.39mi	3/1.0	912 (+3%)	7mo	$69,900	$77	72
3419 Leerda St	0.45mi	3/1.0	938 (+6%)	4mo	$25,500	$27	66
1818 Parkfront Dr	0.35mi	3/1.0	972 (+10%)	4mo	$63,000	$65	65
2214 Mack Ave	0.27mi	3/1.0	1,008 (+14%)	6mo	$26,500	$26	59
2622 Concord St	0.70mi	3/1.0	939 (+6%)	1mo	$7,000	$7	57
3418 Keyes St	0.66mi	2/1.0 (-1)	900 (+1%)	7mo	$69,000	$77	56
2245 Milbourne Ave	0.43mi	2/1.0 (-1)	962 (+8%)	6mo	$17,537	$18	56
1705 W Pasadena Ave	0.38mi	3/1.5	1,008 (+14%)	7mo	$9,000	$9	52
3221 Burgess St	0.35mi	2/1.0 (-1)	755 (-15%)	3mo	$15,900	$21	51
3509 Donnelly St	0.63mi	3/1.0	983 (+11%)	8mo	$7,300	$7	46
3818 Wisner St	0.70mi	3/1.0	979 (+10%)	10mo	$80,000	$82	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: —
• Equity multiple: 17.58×
• Total profit: $39,453
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 37.54×
• Total profit: $86,967
• Equity at exit: $735

Cash invested: $2,380 (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 48504

• Active inventory: 131
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $641

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 23%

Sensitivity live

Price	-10% $647	-5% $644	+0% $641	+5% $638	+10% $635
Rent	-10% $571	-5% $606	+0% $641	+5% $676	+10% $711
Rate	-1.0pp $645	-0.5pp $643	base $641	+0.5pp $639	+1.0pp $636

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.38mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	0.51mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.66mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.13mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.13mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.16mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.16mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.18mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.23mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	1.27mi

Listing history 18 events

1. 2026-03-23
   status Pending

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

2. 2026-03-23
   status Pending 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

3. 2025-12-16
   price $8,500 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

4. 2025-12-15
   price $8,500
5. 2025-10-30
   listed $9,900 Active

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

6. 2025-10-30
   listed $9,900 Active 231-char remark

   Show marketing remark (231 chars)

   A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

7. 2022-08-13
   historical
8. 2022-06-29
   status Pending
9. 2022-06-29
   status Pending
10. 2022-06-29
    historical
11. 2022-06-21
    listed $16,900 Active
12. 2022-06-17
    listed $16,900 Active
13. 2005-05-13
    soldstatus $7,500
14. 2005-05-13
    soldstatus $7,500
15. 2005-05-02
    historical
16. 2005-04-11
    listed $7,500
17. 2005-04-11
    listed $7,500
18. 2001-09-20
    soldstatus $31,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $10,627
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$247
• Taxable income: $8,033
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $5,762/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
• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

-72.6% since first listed

18 events — show timeline

• 2026-03-23 Pending — REALCOMP
• 2026-03-23 Pending — MiRealSource-MiMLS
• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS
• 2025-10-30 Listed $9,900 REALCOMP
• 2022-08-13 Listing Removed — REALCOMP
• 2022-06-29 Pending — MiRealSource-MiMLS
• 2022-06-29 Pending — REALCOMP
• 2022-06-29 Listing Removed — MiRealSource-MiMLS
• 2022-06-21 Listed $16,900 REALCOMP
• 2022-06-17 Listed $16,900 MiRealSource-MiMLS
• 2005-05-13 Sold (MLS) $7,500 REALCOMP
• 2005-05-13 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2005-05-02 Listing Removed — MiRealSource-MiMLS
• 2005-04-11 Listed $7,500 REALCOMP
• 2005-04-11 Listed $7,500 MiRealSource-MiMLS
• 2001-09-20 Sold (Public Records) $31,000 Public Records

Property tax history

-1.7%/yr

Latest (2022): $735 · +2.6% YoY. Source: county tax records.