3498 Mackin Rd · Flint, MI 48504

$123,500

4 bd · 2.0 ba · 1,976 sqft · SingleFamily · 6 Days on market

Built 1976 0.76 ac lot Est $121k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +6.4/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3498 Mackin in Flint! This 4-bedroom, 2-bath ranch was remodeled in 2022 and offers a functional single-level layout with plenty of space to spread out. Whether you're looking for your next home or a smart addition to your portfolio, this property is priced to sell with a motivated seller ready to move. Convenient location close to everyday amenities and main roads. Schedule your showing today - opportunities like this don't last long. BATVAI

Key facts

• Remodeled in 2022
• Convenient location
• 0.76 acre lot

Tags

• REMODELED IN 2022
• FUNCTIONAL SINGLE-LEVEL LAYOUT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).

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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 1 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 $854 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y 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.
• Current owner paid $6k; list at $124k implies a 1958% gain — meaningful room to come down on a strong offer.

Recommended offer $123,500

Questions for the listing agent

1. Built in 1976 — 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. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $120,536
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3498 Mackin Rd	0.00mi	4/2.0	1,976 (0%)	1mo	$120,000	$61	99
2040 Lavelle Rd	0.28mi	5/2.0 (+1)	1,687 (-15%)	24mo	$41,000	$24	38
3235 Prospect St	0.68mi	3/2.5 (-1)	1,764 (-11%)	18mo	$111,000	$63	28
1719 Seneca St	0.74mi	3/1.0 (-1)	1,864 (-6%)	23mo	$75,000	$40	28
1417 Eldorado Dr	0.59mi	3/1.5 (-1)	1,700 (-14%)	22mo	$110,000	$65	24

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,851
• Equity at exit: $18,414

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $53,673
• Equity at exit: $10,678

Cash invested: $34,580 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $515

Break-even live

Break-even rent $1,148

Max offer price $123,500

Occupancy floor 66%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Forest Hill Ave Flint, MI	4.0	2.0	2441	$1,800	$0.74	21d	1	1.39mi

Listing history 21 events

1. 2026-04-22
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Welcome to 3498 Mackin in Flint! This 4-bedroom, 2-bath ranch was remodeled in 2022 and offers a functional single-level layout with plenty of space to spread out. Whether you're looking for your next home or a smart addition to your portfolio, this property is priced to sell with a motivated seller ready to move. Convenient location close to everyday amenities and main roads. Schedule your showing today - opportunities like this don't last long. BATVAI

2. 2026-04-22
   status Pending

   Show marketing remark (457 chars)

   Welcome to 3498 Mackin in Flint! This 4-bedroom, 2-bath ranch was remodeled in 2022 and offers a functional single-level layout with plenty of space to spread out. Whether you're looking for your next home or a smart addition to your portfolio, this property is priced to sell with a motivated seller ready to move. Convenient location close to everyday amenities and main roads. Schedule your showing today - opportunities like this don't last long. BATVAI

3. 2026-04-16
   listed $123,500 Active

   Show marketing remark (457 chars)

   Welcome to 3498 Mackin in Flint! This 4-bedroom, 2-bath ranch was remodeled in 2022 and offers a functional single-level layout with plenty of space to spread out. Whether you're looking for your next home or a smart addition to your portfolio, this property is priced to sell with a motivated seller ready to move. Convenient location close to everyday amenities and main roads. Schedule your showing today - opportunities like this don't last long. BATVAI

4. 2026-04-16
   listed $123,500 Active 457-char remark

   Show marketing remark (457 chars)

   Welcome to 3498 Mackin in Flint! This 4-bedroom, 2-bath ranch was remodeled in 2022 and offers a functional single-level layout with plenty of space to spread out. Whether you're looking for your next home or a smart addition to your portfolio, this property is priced to sell with a motivated seller ready to move. Convenient location close to everyday amenities and main roads. Schedule your showing today - opportunities like this don't last long. BATVAI

5. 2022-04-15
   historical
6. 2022-02-22
   status Pending
7. 2022-02-22
   status Pending
8. 2022-02-21
   historical
9. 2022-02-19
   listed $115,000 Active
10. 2022-02-19
    listed $115,000 Active
11. 2010-02-17
    soldstatus $6,000
12. 2009-07-06
    listed $11,900
13. 2009-02-12
    historical
14. 2009-02-12
    historical
15. 2008-04-25
    listed $13,900
16. 2008-04-25
    listed $13,900
17. 2000-12-15
    soldstatus $9,000
18. 2000-05-23
    historical
19. 1999-12-30
    listed $8,900
20. 1999-08-19
    historical
21. 1999-02-23
    listed $16,000

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 ≥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: $21,600
• − Mortgage interest: −$6,918
• − Property taxes: −$2,494
• − Insurance: −$618
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,593
• Taxable income: $4,522
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $5,095/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• 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

+671.9% since first listed

21 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-16 Listed $123,500 REALCOMP
• 2026-04-16 Listed $123,500 MiRealSource-MiMLS
• 2022-04-15 Listing Removed — REALCOMP
• 2022-02-22 Pending — MiRealSource-MiMLS
• 2022-02-22 Pending — REALCOMP
• 2022-02-21 Listing Removed — MiRealSource-MiMLS
• 2022-02-19 Listed $115,000 MiRealSource-MiMLS
• 2022-02-19 Listed $115,000 REALCOMP
• 2010-02-17 Sold (MLS) $6,000 REALCOMP
• 2009-07-06 Listed $11,900 REALCOMP
• 2009-02-12 Listing Removed — REALCOMP
• 2009-02-12 Listing Removed — MiRealSource-MiMLS
• 2008-04-25 Listed $13,900 REALCOMP
• 2008-04-25 Listed $13,900 MiRealSource-MiMLS
• 2000-12-15 Sold (Public Records) $9,000 Public Records
• 2000-05-23 Listing Removed — MiRealSource-MiMLS
• 1999-12-30 Listed $8,900 MiRealSource-MiMLS
• 1999-08-19 Listing Removed — MiRealSource-MiMLS
• 1999-02-23 Listed $16,000 MiRealSource-MiMLS

Property tax history

+3.5%/yr

Latest (2025): $2,494 · +3.3% YoY. Source: county tax records.