958 N Chevrolet Ave · Flint, MI 48504

$67,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 25 Days on market

Built 1920 6,098 sqft lot Est $76k · 12% under

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Why this score? — see what drove the B 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
• ARV discount +13.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Home Just Steps from Kettering University! Welcome to this cozy and inviting 3-bedroom, 1-bath home in Flint, perfectly located within easy walking distance to Kettering University. Ideal for students, faculty, families, or anyone seeking the convenience of campus living without sacrificing comfort and space. This spacious residence offers over 1,000 square feet of comfortable living area. The thoughtfully laid-out floor plan features three generously sized bedrooms and a full bathroom, making it perfect for roommates, a growing family, or anyone who values extra space. Step outside to enjoy your own cute backyard. Located in a convenient Flint neighborhood, you're just minutes from university events, dining, shopping, and major roads. This move-in ready home offers great value and endless potential to make it your own. Don't miss this fantastic opportunity! Schedule your showing today and discover your new home near Kettering University.

Key facts

• Cute backyard
• 6,098 sq ft lot
• Built 1920

Tags

• CUTE BACKYARD
• CONVENIENT FLINT NEIGHBORHOOD

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Stucco and vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.14 acres (55 x 114.6)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% 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: 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $463 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.65% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.50%
• DSCR: 1.96
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $76,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
971 N Chevrolet Ave	0.04mi	3/1.0	1,122 (+4%)	4mo	$79,900	$71	88
808 N Chevrolet Ave	0.24mi	3/1.0	1,053 (-2%)	2mo	$42,900	$41	84
2023 Cadillac St	0.13mi	2/1.0 (-1)	968 (-10%)	1mo	$26,900	$28	71
2551 Altoona St	0.41mi	2/1.0 (-1)	1,114 (+4%)	0mo	$45,000	$40	70
1702 Stevenson St	0.42mi	3/1.0	1,120 (+4%)	5mo	$17,500	$16	69
1900 Cadillac St	0.26mi	2/1.0 (-1)	994 (-8%)	4mo	$49,900	$50	67
1017 Perry St	0.27mi	3/1.5	1,181 (+10%)	5mo	$110,000	$93	65
2448 Thomas St	0.29mi	3/1.0	956 (-11%)	5mo	$107,000	$112	64
2602 Sloan St	0.37mi	3/1.0	955 (-11%)	2mo	$25,000	$26	62
1914 Monteith St	0.31mi	2/1.0 (-1)	958 (-11%)	4mo	$74,900	$78	59
3119 Sherwood Dr	0.67mi	3/1.0	995 (-8%)	7mo	$77,000	$77	51
3709 Brentwood Dr	0.71mi	3/1.0	1,176 (+9%)	3mo	$130,000	$111	48

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: 14.1%
• Equity multiple: 1.57×
• Total profit: $10,613
• Equity at exit: $9,990

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $37,058
• Equity at exit: $5,793

Cash invested: $18,760 (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: 132
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$351
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $336

Break-even live

Break-even rent $678

Max offer price $67,000

Occupancy floor 65%

Sensitivity live

Price	-10% $374	-5% $355	+0% $336	+5% $317	+10% $298
Rent	-10% $249	-5% $293	+0% $336	+5% $380	+10% $423
Rate	-1.0pp $370	-0.5pp $353	base $336	+0.5pp $319	+1.0pp $301

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	0.25mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	0.32mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.54mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	0.87mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.99mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	1.12mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	1.13mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	1.30mi

Listing history 24 events

1. 2026-06-21
   days on market $67,000 Active 25 DOM
2. 2026-06-18
   days on market $67,000 Active 22 DOM
3. 2026-06-17
   days on market $67,000 Active 21 DOM
4. 2026-06-16
   days on market $67,000 Active 20 DOM
5. 2026-06-15
   days on market $67,000 Active 19 DOM
6. 2026-06-14
   days on market $67,000 Active 17 DOM
7. 2026-06-13
   days on market $67,000 Active 16 DOM
8. 2026-06-10
   days on market $67,000 Active 14 DOM
9. 2026-06-09
   days on market $67,000 Active 13 DOM
10. 2026-06-08
    days on market $67,000 Active 12 DOM
11. 2026-06-07
    days on market $67,000 Active 11 DOM
12. 2026-06-05
    days on market $67,000 Active 8 DOM
13. 2026-06-03
    days on market $67,000 Active 7 DOM
14. 2026-06-02
    days on market $67,000 Active 6 DOM
15. 2026-06-01
    days on market $67,000 Active 5 DOM
16. 2026-05-31
    days on market $67,000 Active 4 DOM
17. 2026-05-30
    days on market $67,000 Active 3 DOM
18. 2026-05-27
    listed $67,000 Active
19. 2026-05-26
    listed $67,000 Active 971-char remark

    Show marketing remark (971 chars)

    Charming 3-Bedroom Home Just Steps from Kettering University! Welcome to this cozy and inviting 3-bedroom, 1-bath home in Flint, perfectly located within easy walking distance to Kettering University. Ideal for students, faculty, families, or anyone seeking the convenience of campus living without sacrificing comfort and space. This spacious residence offers over 1,000 square feet of comfortable living area. The thoughtfully laid-out floor plan features three generously sized bedrooms and a full bathroom, making it perfect for roommates, a growing family, or anyone who values extra space. Step outside to enjoy your own cute backyard. Located in a convenient Flint neighborhood, you're just minutes from university events, dining, shopping, and major roads. This move-in ready home offers great value and endless potential to make it your own. Don't miss this fantastic opportunity! Schedule your showing today and discover your new home near Kettering University.

20. 2021-10-15
    soldstatus $60,000
21. 2007-12-03
    historical
22. 2007-12-03
    historical
23. 2007-07-08
    listed $24,900
24. 2007-07-08
    listed $24,900

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $1,876 · $156/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: $13,242
• − Mortgage interest: −$3,753
• − Property taxes: −$1,876
• − Insurance: −$335
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,949
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,263/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

+169.1% since first listed

7 events — show timeline

• 2026-05-27 Listed $67,000 REALCOMP
• 2026-05-26 Listed $67,000 MiRealSource-MiMLS
• 2021-10-15 Sold (Public Records) $60,000 Public Records
• 2007-12-03 Listing Removed — REALCOMP
• 2007-12-03 Listing Removed — MiRealSource-MiMLS
• 2007-07-08 Listed $24,900 REALCOMP
• 2007-07-08 Listed $24,900 MiRealSource-MiMLS

Property tax history

+9.9%/yr

Latest (2025): $1,876 · +1.9% YoY. Source: county tax records.