2309 Mason St · Flint, MI 48505

$32,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 79 Days on market

Built 1927 5,227 sqft lot Est $35k · 8% 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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Now is the perfect time to invest near downtown Flint. This 3-bedroom, 1-bath home offers a great opportunity to bring your vision to life and make it your own. Whether you're looking for a personal residence or an income-producing property, this home has plenty of potential. Its convenient location near downtown puts you close to colleges, dining, entertainment, and more. With the right ideas and updates, this property could truly shine. Bring your cleanout crew and make this home perfect! BATVAI

Key facts

• Close to dining
• Close to colleges
• 5,227 sq ft lot

Tags

• CLOSE TO COLLEGES
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Financial info: Annual taxes listed (amount withheld from detail display)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Wood siding
• Exterior features: Paved road access; Lot dimensions approximately 40 x 132.06 (0.12 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Steam heating; No central air conditioning
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $30k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 38% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($221 loan paydown + $856 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $8k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.29% ✓
• Cap rate: 28.01%
• Cash-on-cash: 77.54%
• DSCR: 4.45
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $34,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Green St	0.17mi	3/1.0	1,312 (-6%)	1mo	$52,000	$40	81
617 W Witherbee St	0.30mi	3/1.0	1,330 (-5%)	4mo	$15,525	$12	74
125 W Paterson St	0.35mi	3/1.0	1,368 (-2%)	8mo	$18,000	$13	74
501 W Witherbee St	0.23mi	3/1.0	1,274 (-9%)	3mo	$39,000	$31	72
2217 Francis Ave	0.29mi	3/1.5	1,257 (-10%)	0mo	$31,500	$25	68
115 W Baker St	0.17mi	3/1.0	1,200 (-14%)	3mo	$32,000	$27	66
2030 Milbourne Ave	0.51mi	3/1.0	1,415 (+1%)	11mo	$15,000	$11	65
317 W Witherbee St	0.18mi	3/1.0	1,196 (-14%)	6mo	$125,000	$105	62
3312 Buick St	0.73mi	3/1.5	1,384 (-1%)	7mo	$16,000	$12	56
2025 Milbourne Ave	0.53mi	3/1.0	1,212 (-13%)	10mo	$15,000	$12	45
325 W Dewey St	0.52mi	4/1.0 (+1)	1,224 (-12%)	7mo	$25,000	$20	44
3002 Proctor St	0.64mi	4/2.0 (+1)	1,550 (+11%)	7mo	$99,500	$64	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.8%
• Equity multiple: 5.49×
• Total profit: $40,217
• Equity at exit: $13,805

10-year hold

• IRR: 81.6%
• Equity multiple: 11.29×
• Total profit: $92,233
• Equity at exit: $20,832

Cash invested: $8,960 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $579

Break-even live

Break-even rent $319

Max offer price $32,000

Occupancy floor 40%

Sensitivity live

Price	-10% $597	-5% $588	+0% $579	+5% $570	+10% $561
Rent	-10% $496	-5% $537	+0% $579	+5% $621	+10% $662
Rate	-1.0pp $595	-0.5pp $587	base $579	+0.5pp $571	+1.0pp $562

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.59mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	22d	1	0.59mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $32,000 Active 79 DOM
2. 2026-06-17
   days on market $32,000 Active 78 DOM
3. 2026-06-16
   days on market $32,000 Active 77 DOM
4. 2026-06-15
   days on market $32,000 Active 76 DOM
5. 2026-06-14
   days on market $32,000 Active 74 DOM
6. 2026-06-13
   days on market $32,000 Active 73 DOM
7. 2026-06-10
   pricedays on market $32,000 Active 71 DOM
8. 2026-06-09
   days on market $40,000 Active 70 DOM
9. 2026-06-08
   days on market $40,000 Active 69 DOM
10. 2026-06-07
    days on market $40,000 Active 68 DOM
11. 2026-06-05
    days on market $40,000 Active 65 DOM
12. 2026-06-03
    days on market $40,000 Active 64 DOM
13. 2026-06-03
    remarks 519-char remark
14. 2026-06-02
    days on market $40,000 Active 63 DOM
15. 2026-06-01
    days on market $40,000 Active 62 DOM
16. 2026-05-31
    days on market $40,000 Active 61 DOM
17. 2026-05-30
    days on market $40,000 Active 60 DOM
18. 2026-03-27
    listed $40,000 Active 502-char remark

    Show marketing remark (502 chars)

    Now is the perfect time to invest near downtown Flint. This 3-bedroom, 1-bath home offers a great opportunity to bring your vision to life and make it your own. Whether you're looking for a personal residence or an income-producing property, this home has plenty of potential. Its convenient location near downtown puts you close to colleges, dining, entertainment, and more. With the right ideas and updates, this property could truly shine. Bring your cleanout crew and make this home perfect! BATVAI

19. 2026-03-27
    listed $40,000 Active

    Show marketing remark (502 chars)

    Now is the perfect time to invest near downtown Flint. This 3-bedroom, 1-bath home offers a great opportunity to bring your vision to life and make it your own. Whether you're looking for a personal residence or an income-producing property, this home has plenty of potential. Its convenient location near downtown puts you close to colleges, dining, entertainment, and more. With the right ideas and updates, this property could truly shine. Bring your cleanout crew and make this home perfect! BATVAI

20. 2013-01-20
    historical
21. 2013-01-19
    historical
22. 2012-06-23
    listed $14,900
23. 2012-06-23
    listed $14,900

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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: $12,621
• − Mortgage interest: −$1,792
• − Property taxes: −$849
• − Insurance: −$160
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$931
• Taxable income: $6,869
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,299/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

+168.5% since first listed

6 events — show timeline

• 2026-03-27 Listed $40,000 REALCOMP
• 2026-03-27 Listed $40,000 MiRealSource-MiMLS
• 2013-01-20 Listing Removed — REALCOMP
• 2013-01-19 Listing Removed — MiRealSource-MiMLS
• 2012-06-23 Listed $14,900 MiRealSource-MiMLS
• 2012-06-23 Listed $14,900 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $849 · +1.5% YoY. Source: county tax records.