814 Alvord Ave · Flint, MI 48507

$65,000

2 bd · 1.0 ba · 712 sqft · SingleFamily public records · 32 Days on market

Built 1927 3,485 sqft lot Est $52k · 25% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Flint! This cozy 2-bedroom, 1-bath home is ideal for first-time buyers or savvy investors looking to add to their portfolio. Property features a functional layout with a comfortable living area and a low-maintenance footprint. Conveniently located near schools, shopping, and major roadways. Buyers to verify all information. Schedule your showing today - priced to move!

Key facts

• Functional layout
• 3,485 sq ft lot
• Built 1927

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREA
• LOW MAINTENANCE FOOTPRINT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation; Built with standard residential construction
• Exterior features: Paved road access; Lot approximately 35 x 100 (0.08 acre); Ground-level entry with steps

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $65k).
• Recommended offer: $63k (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: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $449 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.37% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $51,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Brunswick Ave	0.18mi	2/1.0	755 (+6%)	4mo	$55,000	$73	78
1015 Alvord Ave	0.26mi	2/1.0	750 (+5%)	3mo	$35,500	$47	76
1233 Carman St	0.59mi	2/1.0	720 (+1%)	2mo	$82,500	$115	69
1125 Ingleside Ave	0.38mi	2/1.0	771 (+8%)	2mo	$7,500	$10	66
1039 Markham St	0.39mi	2/1.0	770 (+8%)	6mo	$13,000	$17	63
1216 E Hemphill Rd	0.37mi	2/1.0	630 (-12%)	1mo	$60,000	$95	63
3116 Camden Ave	0.49mi	2/1.0	766 (+8%)	5mo	$29,000	$38	60
1169 Carman St	0.56mi	3/1.0 (+1)	680 (-4%)	5mo	$85,900	$126	57
937 Barrie Ave	0.63mi	2/1.0	780 (+10%)	1mo	$29,000	$37	54
1377 Allen St	0.60mi	2/1.0	630 (-12%)	1mo	$72,000	$114	52
1325 Norton St	0.59mi	2/1.0	792 (+11%)	6mo	$64,900	$82	49
839 Barrie Ave	0.61mi	2/1.0	816 (+15%)	3mo	$35,000	$43	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.11×
• Total profit: $2,077
• Equity at exit: $9,692

10-year hold

• IRR: 9.4%
• Equity multiple: 1.62×
• Total profit: $11,374
• Equity at exit: $5,620

Cash invested: $18,200 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $892 high
• Mortgage (P&I): −$341
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $239

Break-even live

Break-even rent $590

Max offer price $65,000

Occupancy floor 68%

Sensitivity live

Price	-10% $275	-5% $257	+0% $239	+5% $220	+10% $202
Rent	-10% $168	-5% $203	+0% $239	+5% $274	+10% $309
Rate	-1.0pp $271	-0.5pp $255	base $239	+0.5pp $222	+1.0pp $205

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.03mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.45mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.61mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.64mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $65,000 Active 32 DOM
2. 2026-06-18
   days on market $65,000 Active 29 DOM
3. 2026-06-17
   days on market $65,000 Active 28 DOM
4. 2026-06-16
   days on market $65,000 Active 27 DOM
5. 2026-06-15
   days on market $65,000 Active 26 DOM
6. 2026-06-14
   days on market $65,000 Active 24 DOM
7. 2026-06-13
   days on market $65,000 Active 23 DOM
8. 2026-06-10
   days on market $65,000 Active 21 DOM
9. 2026-06-09
   days on market $65,000 Active 20 DOM
10. 2026-06-08
    days on market $65,000 Active 19 DOM
11. 2026-06-07
    days on market $65,000 Active 18 DOM
12. 2026-06-05
    days on market $65,000 Active 15 DOM
13. 2026-06-03
    days on market $65,000 Active 14 DOM
14. 2026-06-02
    days on market $65,000 Active 13 DOM
15. 2026-06-01
    days on market $65,000 Active 12 DOM
16. 2026-05-31
    days on market $65,000 Active 11 DOM
17. 2026-05-30
    days on market $65,000 Active 10 DOM
18. 2026-05-20
    listed $65,000 Active 394-char remark

    Show marketing remark (394 chars)

    Great opportunity in Flint! This cozy 2-bedroom, 1-bath home is ideal for first-time buyers or savvy investors looking to add to their portfolio. Property features a functional layout with a comfortable living area and a low-maintenance footprint. Conveniently located near schools, shopping, and major roadways. Buyers to verify all information. Schedule your showing today - priced to move!

19. 2026-05-20
    listed $65,000 Active

    Show marketing remark (394 chars)

    Great opportunity in Flint! This cozy 2-bedroom, 1-bath home is ideal for first-time buyers or savvy investors looking to add to their portfolio. Property features a functional layout with a comfortable living area and a low-maintenance footprint. Conveniently located near schools, shopping, and major roadways. Buyers to verify all information. Schedule your showing today - priced to move!

20. 2025-05-01
    historical
21. 2025-05-01
    historical
22. 2024-12-04
    listed $38,000 Active
23. 2024-12-04
    listed $38,000 Active
24. 2024-03-14
    historical $750
25. 2024-02-29
    listed $750
26. 2024-02-28
    historical $750
27. 2023-12-13
    listed $750
28. 2023-12-13
    historical $750
29. 2023-11-10
    listed $750

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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: $10,705
• − Mortgage interest: −$3,641
• − Property taxes: −$1,178
• − Insurance: −$325
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$1,891
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,394/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+71.1% since first listed

12 events — show timeline

• 2026-05-20 Listed $65,000 REALCOMP
• 2026-05-20 Listed $65,000 MiRealSource-MiMLS
• 2025-05-01 Listing Removed — MiRealSource-MiMLS
• 2025-05-01 Listing Removed — REALCOMP
• 2024-12-04 Listed $38,000 MiRealSource-MiMLS
• 2024-12-04 Listed $38,000 REALCOMP
• 2024-03-14 Rental Removed $750 APPFOLIO
• 2024-02-29 Listed for Rent $750 APPFOLIO
• 2024-02-28 Rental Removed $750 REALCOMP
• 2023-12-13 Listed for Rent $750 REALCOMP
• 2023-12-13 Rental Removed $750 APPFOLIO
• 2023-11-10 Listed for Rent $750 APPFOLIO

Property tax history

+6.3%/yr

Latest (2025): $1,178 · +1.7% YoY. Source: county tax records.