2616 Maryland Ave · Flint, MI 48506

$70,000

4 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 7 Days on market

Built 2002 6,970 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Move-in ready and easy to maintain, this 2002-built ranch offers 4 bedrooms, 1 full bathroom, and an open floor plan that works well for everyday living. The home features many updates, including a newer roof and updated flooring throughout. The kitchen connects seamlessly to the main living area, and all appliances are included. A full basement provides valuable storage space and offers potential for future finishing. The home also includes a new aluminum handicap-accessible ramp, providing easy access to the front entry. This home is a solid option for buyers looking for space, value, and convenience.

Key facts

• Newer roof
• Full basement
• Updated flooring

Tags

• NEWER ROOF
• UPDATED FLOORING
• FULL BASEMENT
• HANDICAP-ACCESSIBLE RAMP

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Paved road access; Shed(s); Accessible entrance with ramp

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bedrooms: 4 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Full unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.3% 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: 202 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).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $50k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.28%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $41,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2616 Maryland Ave	0.00mi	4/1.0	1,184 (0%)	0mo	$70,000	$59	100
3116 Beechwood Ave	0.39mi	4/1.5	1,248 (+5%)	5mo	$14,000	$11	67
2905 Thom St	0.30mi	3/1.0 (-1)	1,176 (-1%)	17mo	$15,250	$13	66
3127 Woodrow Ave	0.44mi	4/1.5	1,239 (+5%)	10mo	$107,000	$86	62
2975 Henry St	0.65mi	4/1.5	1,225 (+4%)	3mo	$50,000	$41	60
2317 Oklahoma Ave	0.23mi	3/2.0 (-1)	1,316 (+11%)	16mo	$16,500	$13	48
3710 Branch Rd	0.65mi	4/1.5	1,298 (+10%)	6mo	$40,500	$31	46
1646 Bennett Ave	0.66mi	3/1.0 (-1)	1,260 (+6%)	13mo	$24,900	$20	42
3106 Arizona Ave	0.54mi	3/1.0 (-1)	1,034 (-13%)	17mo	$52,300	$51	35
3632 Western Rd	0.52mi	3/1.5 (-1)	1,357 (+15%)	12mo	$47,500	$35	34
3413 Dakota Ave	0.69mi	3/2.0 (-1)	1,018 (-14%)	2mo	$113,351	$111	34
3145 Whittier Ave	0.51mi	3/1.0 (-1)	1,346 (+14%)	18mo	$3,500	$3	33

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: 27.3%
• Equity multiple: 2.14×
• Total profit: $22,266
• Equity at exit: $10,437

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $62,746
• Equity at exit: $6,052

Cash invested: $19,600 (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 48506

• Active inventory: 202
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $527

Break-even live

Break-even rent $632

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.60mi

Listing history 13 events

1. 2026-05-07
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Move-in ready and easy to maintain, this 2002-built ranch offers 4 bedrooms, 1 full bathroom, and an open floor plan that works well for everyday living. The home features many updates, including a newer roof and updated flooring throughout. The kitchen connects seamlessly to the main living area, and all appliances are included. A full basement provides valuable storage space and offers potential for future finishing. The home also includes a new aluminum handicap-accessible ramp, providing easy access to the front entry. This home is a solid option for buyers looking for space, value, and convenience.

2. 2026-05-07
   status Pending

   Show marketing remark (610 chars)

   Move-in ready and easy to maintain, this 2002-built ranch offers 4 bedrooms, 1 full bathroom, and an open floor plan that works well for everyday living. The home features many updates, including a newer roof and updated flooring throughout. The kitchen connects seamlessly to the main living area, and all appliances are included. A full basement provides valuable storage space and offers potential for future finishing. The home also includes a new aluminum handicap-accessible ramp, providing easy access to the front entry. This home is a solid option for buyers looking for space, value, and convenience.

3. 2026-04-30
   listed $70,000 Active 610-char remark

   Show marketing remark (610 chars)

   Move-in ready and easy to maintain, this 2002-built ranch offers 4 bedrooms, 1 full bathroom, and an open floor plan that works well for everyday living. The home features many updates, including a newer roof and updated flooring throughout. The kitchen connects seamlessly to the main living area, and all appliances are included. A full basement provides valuable storage space and offers potential for future finishing. The home also includes a new aluminum handicap-accessible ramp, providing easy access to the front entry. This home is a solid option for buyers looking for space, value, and convenience.

4. 2026-04-30
   listed $70,000 Active

   Show marketing remark (610 chars)

   Move-in ready and easy to maintain, this 2002-built ranch offers 4 bedrooms, 1 full bathroom, and an open floor plan that works well for everyday living. The home features many updates, including a newer roof and updated flooring throughout. The kitchen connects seamlessly to the main living area, and all appliances are included. A full basement provides valuable storage space and offers potential for future finishing. The home also includes a new aluminum handicap-accessible ramp, providing easy access to the front entry. This home is a solid option for buyers looking for space, value, and convenience.

5. 2024-11-26
   soldstatus $50,500
6. 2024-11-15
   soldstatus $50,500 Sold 422-char remark

   Show marketing remark (422 chars)

   Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

7. 2024-11-15
   soldstatus $50,500 Closed

   Show marketing remark (422 chars)

   Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

8. 2024-10-25
   status Pending 422-char remark

   Show marketing remark (422 chars)

   Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

9. 2024-10-25
   status Pending

   Show marketing remark (422 chars)

   Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

10. 2024-10-23
    price $50,000
11. 2024-10-22
    price $50,000 422-char remark

    Show marketing remark (422 chars)

    Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

12. 2024-10-07
    listed $59,900 Active 422-char remark

    Show marketing remark (422 chars)

    Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

13. 2024-10-07
    listed $59,900 Active

    Show marketing remark (422 chars)

    Move in condition with all the updates already completed. Walking into this home you will appreciate the open floor plan. The kitchen/dining/living rooms are all open to each other. Heading down the hallway you will find 4 spacious bedrooms and one bathroom. The lower level has a laundry area with a washer & dryer. The rest of the basement is ready for finishing or to use as storage. Don't miss out on this one!!!

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/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: $15,594
• − Mortgage interest: −$3,921
• − Property taxes: −$1,237
• − Insurance: −$350
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,036
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,994/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+16.9% since first listed

13 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-30 Listed $70,000 REALCOMP
• 2026-04-30 Listed $70,000 MiRealSource-MiMLS
• 2024-11-26 Sold (Public Records) $50,500 Public Records
• 2024-11-15 Sold (MLS) $50,500 MiRealSource-MiMLS
• 2024-11-15 Sold (MLS) $50,500 REALCOMP
• 2024-10-25 Pending — REALCOMP
• 2024-10-25 Pending — MiRealSource-MiMLS
• 2024-10-23 Price Changed $50,000 MiRealSource-MiMLS
• 2024-10-22 Price Changed $50,000 REALCOMP
• 2024-10-07 Listed $59,900 MiRealSource-MiMLS
• 2024-10-07 Listed $59,900 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $1,237 · +367.3% YoY. Source: county tax records.