701 Saint Clair Ave · Flint, MI 48504

$59,999

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 33 Days on market

Built 1926 5,227 sqft lot Est $47k · 28% over

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Why this score? — see what drove the C 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled house near Kettering University. New kitchen and new bathroom, refinished hardwood floors throughout with original trim and doors in excellent condition. The Best deal in Flint for under $70K.

Key facts

• New kitchen
• Remodeled house
• New bathroom

Tags

• REMODELED HOUSE
• NEW KITCHEN
• NEW BATHROOM
• FINISHED HARDWOOD FLOORS
• ORIGINAL TRIM
• ORIGINAL DOORS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Cedar exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot about 0.12 acre (50 x 100)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 34y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.54% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $46,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Saint Clair Ave	0.06mi	2/1.0	720 (0%)	10mo	$57,500	$80	89
2209 Raskob St	0.64mi	2/1.0	720 (0%)	5mo	$21,000	$29	66
1901 Berkley St	0.61mi	2/1.0	720 (0%)	8mo	$30,500	$42	65
913 Perry St	0.33mi	2/1.5	800 (+11%)	3mo	$8,500	$11	62
2513 Tiffin St	0.64mi	2/1.0	768 (+7%)	0mo	$65,000	$85	59
2717 Gibson St	0.74mi	2/1.0	687 (-5%)	1mo	$50,000	$73	57
2540 Altoona St	0.68mi	2/1.0	768 (+7%)	3mo	$50,000	$65	54
2710 Reynolds St	0.75mi	2/1.0	751 (+4%)	5mo	$56,500	$75	54
1813 Stevenson St	0.68mi	2/1.0	672 (-7%)	6mo	$34,900	$52	53
2515 Bagley St	0.67mi	2/1.0	672 (-7%)	9mo	$25,000	$37	50
2556 Altoona St	0.71mi	2/1.0	768 (+7%)	8mo	$60,000	$78	49
2210 Brown St	0.65mi	2/1.0	816 (+13%)	1mo	$49,900	$61	47

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $7,172
• Equity at exit: $8,946

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $28,124
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $265

Break-even live

Break-even rent $589

Max offer price $59,999

Occupancy floor 66%

Sensitivity live

Price	-10% $299	-5% $282	+0% $265	+5% $248	+10% $231
Rent	-10% $192	-5% $228	+0% $265	+5% $301	+10% $338
Rate	-1.0pp $295	-0.5pp $280	base $265	+0.5pp $249	+1.0pp $233

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.37mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.43mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	14d	1	1.27mi

Listing history 50 events

1. 2026-06-18
   days on market $59,999 Active 33 DOM
2. 2026-06-17
   days on market $59,999 Active 32 DOM
3. 2026-06-16
   days on market $59,999 Active 31 DOM
4. 2026-06-15
   remarks 251-char remark
5. 2026-06-15
   pricedays on market $59,999 Active 30 DOM
6. 2026-06-14
   days on market $65,000 Active 28 DOM
7. 2026-06-13
   days on market $65,000 Active 27 DOM
8. 2026-06-10
   days on market $65,000 Active 25 DOM
9. 2026-06-09
   days on market $65,000 Active 24 DOM
10. 2026-06-08
    days on market $65,000 Active 23 DOM
11. 2026-06-07
    pricedays on market $65,000 Active 22 DOM
12. 2026-06-05
    days on market $69,900 Active 19 DOM
13. 2026-06-03
    days on market $69,900 Active 18 DOM
14. 2026-06-02
    days on market $69,900 Active 17 DOM
15. 2026-06-01
    days on market $69,900 Active 16 DOM
16. 2026-05-31
    days on market $69,900 Active 15 DOM
17. 2026-05-30
    days on market $69,900 Active 14 DOM
18. 2026-05-19
    price $69,900 202-char remark

    Show marketing remark (202 chars)

    Remodeled house near Kettering University. New kitchen and new bathroom, refinished hardwood floors throughout with original trim and doors in excellent condition. The Best deal in Flint for under $70K.

19. 2026-05-19
    price $69,900

    Show marketing remark (202 chars)

    Remodeled house near Kettering University. New kitchen and new bathroom, refinished hardwood floors throughout with original trim and doors in excellent condition. The Best deal in Flint for under $70K.

20. 2026-05-15
    listed $70,000 Active 202-char remark

    Show marketing remark (202 chars)

    Remodeled house near Kettering University. New kitchen and new bathroom, refinished hardwood floors throughout with original trim and doors in excellent condition. The Best deal in Flint for under $70K.

21. 2026-05-15
    listed $70,000 Active

    Show marketing remark (202 chars)

    Remodeled house near Kettering University. New kitchen and new bathroom, refinished hardwood floors throughout with original trim and doors in excellent condition. The Best deal in Flint for under $70K.

22. 2023-12-28
    soldstatus $73,000
23. 2023-12-22
    soldstatus $73,000 Sold 511-char remark

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

24. 2023-12-22
    soldstatus $73,000 Closed

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

25. 2023-12-08
    status Pending

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

26. 2023-12-08
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

27. 2023-12-03
    listed $70,000 Active 511-char remark

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

28. 2023-12-03
    listed $70,000 Active

    Show marketing remark (511 chars)

    Absolutely a Gem walking distance to Kettering University. Updates to the Interior 2021: Kitchen, Appliances, Hot Water Heater, Furnace, Bath, Flooring and much more. Exterior Updated 2021: Exterior painted and new shutters, New Garage Door with Opener, New Privacy Fence, Front porch painted and new laminate wood flooring also added concrete for additional parking. The basement is partially Finished perfect for college students to have friends over for a little pool or poker game. Call today priced to sell

29. 2020-07-23
    soldstatus $21,000 Sold
30. 2020-07-23
    soldstatus $21,000 Closed
31. 2020-06-27
    status Pending
32. 2020-06-26
    status Pending
33. 2020-06-16
    price $24,900
34. 2020-06-15
    price $24,900
35. 2020-06-09
    listed $29,900 Active
36. 2020-06-09
    listed $29,900 Active
37. 2020-02-28
    historical
38. 2020-02-28
    historical
39. 2020-01-13
    price $29,900
40. 2020-01-13
    price $29,900
41. 2019-12-27
    listed $31,900 Active
42. 2019-12-27
    listed $31,900 Active
43. 2016-05-10
    soldstatus $19,000
44. 2000-12-07
    soldstatus $61,000
45. 2000-12-07
    soldstatus $61,000
46. 2000-10-31
    historical
47. 2000-10-16
    listed $59,900
48. 2000-10-16
    listed $59,900
49. 1992-12-22
    historical
50. 1992-12-18
    soldstatus $23,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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: $11,085
• − Mortgage interest: −$3,361
• − Property taxes: −$1,507
• − Insurance: −$300
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$1,745
• Taxable income: $2,398
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $2,599/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

+179.6% since first listed

36 events — show timeline

• 2026-05-19 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $69,900 REALCOMP
• 2026-05-15 Listed $70,000 REALCOMP
• 2026-05-15 Listed $70,000 MiRealSource-MiMLS
• 2023-12-28 Sold (Public Records) $73,000 Public Records
• 2023-12-22 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2023-12-22 Sold (MLS) $73,000 REALCOMP
• 2023-12-08 Pending — MiRealSource-MiMLS
• 2023-12-08 Pending — REALCOMP
• 2023-12-03 Listed $70,000 MiRealSource-MiMLS
• 2023-12-03 Listed $70,000 REALCOMP
• 2020-07-23 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2020-07-23 Sold (MLS) $21,000 REALCOMP
• 2020-06-27 Pending — MiRealSource-MiMLS
• 2020-06-26 Pending — REALCOMP
• 2020-06-16 Price Changed $24,900 MiRealSource-MiMLS
• 2020-06-15 Price Changed $24,900 REALCOMP
• 2020-06-09 Listed $29,900 MiRealSource-MiMLS
• 2020-06-09 Listed $29,900 REALCOMP
• 2020-02-28 Listing Removed — REALCOMP
• 2020-02-28 Listing Removed — MiRealSource-MiMLS
• 2020-01-13 Price Changed $29,900 MiRealSource-MiMLS
• 2020-01-13 Price Changed $29,900 REALCOMP
• 2019-12-27 Listed $31,900 MiRealSource-MiMLS
• 2019-12-27 Listed $31,900 REALCOMP
• 2016-05-10 Sold (Public Records) $19,000 Public Records
• 2000-12-07 Sold (MLS) $61,000 MiRealSource-MiMLS
• 2000-12-07 Sold (MLS) $61,000 REALCOMP
• 2000-10-31 Listing Removed — MiRealSource-MiMLS
• 2000-10-16 Listed $59,900 MiRealSource-MiMLS
• 2000-10-16 Listed $59,900 REALCOMP
• 1992-12-22 Listing Removed — MiRealSource-MiMLS
• 1992-12-18 Sold (MLS) $23,000 REALCOMP
• 1992-12-18 Sold (MLS) $23,000 MiRealSource-MiMLS
• 1992-08-21 Listed $25,000 REALCOMP
• 1992-08-21 Listed $25,000 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $1,507 · +1.8% YoY. Source: county tax records.