310 W 6th St · Flint, MI 48502

$30,000

2 bd · 2.0 ba · 1,297 sqft · Other · 23 Days on market

Built 1920 Poor condition

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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
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• Condition / age +1.0/5.0

Listing remarks

Ready to Flip.

Key facts

• Built 1920
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1920; Single-family property
• Construction: Construction date: 1920
• Exterior features: Located in the Grand Traverse District

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($675 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 7 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

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — 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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.56%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 51.8%
• Equity multiple: 3.90×
• Total profit: $24,383
• Equity at exit: $13,489

10-year hold

• IRR: 51.5%
• Equity multiple: 7.87×
• Total profit: $57,726
• Equity at exit: $20,789

Cash invested: $8,400 (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 48502

• Active inventory: 7
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $326

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 47%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 23 DOM
2. 2026-06-17
   days on market $30,000 Active 22 DOM
3. 2026-06-16
   days on market $30,000 Active 21 DOM
4. 2026-06-15
   days on market $30,000 Active 20 DOM
5. 2026-06-14
   days on market $30,000 Active 18 DOM
6. 2026-06-13
   days on market $30,000 Active 17 DOM
7. 2026-06-10
   days on market $30,000 Active 15 DOM
8. 2026-06-09
   days on market $30,000 Active 14 DOM
9. 2026-06-08
   days on market $30,000 Active 13 DOM
10. 2026-06-07
    days on market $30,000 Active 12 DOM
11. 2026-06-05
    days on market $30,000 Active 9 DOM
12. 2026-06-03
    days on market $30,000 Active 8 DOM
13. 2026-06-02
    days on market $30,000 Active 7 DOM
14. 2026-06-01
    days on market $30,000 Active 6 DOM
15. 2026-05-31
    days on market $30,000 Active 5 DOM
16. 2026-05-30
    days on market $30,000 Active 4 DOM
17. 2026-05-26
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $8,100
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$873
• Taxable income: $3,651
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $3,035/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including a complete exterior renovation, interior updates, and HVAC upgrades. Significant value can be added through these improvements, making it a promising investment opportunity.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior in the satellite image.
• Major bathrooms — No visible bathrooms in the satellite image.
• Major kitchen — No visible kitchen in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major landscaping/curb appeal — No visible landscaping in the satellite image.

Value-add opportunities

• Both extensive exterior renovation — A complete exterior renovation would significantly improve both resale and rental value.
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior would enhance both resale and rental value.
• Both interior renovation and paint — A fresh interior renovation and paint job would greatly improve the home's appeal and value.
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms would significantly boost both resale and rental value.
• Both HVAC and mechanical updates — Upgrading the HVAC and mechanical systems would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both roof and exterior repairs — Addressing the roof and exterior issues would prevent further damage and improve the home's overall appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior in the satellite image.	Major	$15,000–50,000
bathrooms · No visible bathrooms in the satellite image.	Major	$15,000–50,000
kitchen · No visible kitchen in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both extensive exterior renovation — A complete exterior renovation would significantly improve both resale and rental value. ↑
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior would enhance both resale and rental value. ↑
• Both interior renovation and paint — A fresh interior renovation and paint job would greatly improve the home's appeal and value. ↑
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms would significantly boost both resale and rental value. ↑
• Both HVAC and mechanical updates — Upgrading the HVAC and mechanical systems would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both roof and exterior repairs — Addressing the roof and exterior issues would prevent further damage and improve the home's overall appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 1,388

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: Majority White (60%)
• Race & ethnicity: White 60% Black 33% Two or more races 3% Asian 2% Hispanic / Latino 1% Native American 1%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% German/W. Germanic 1% 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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-26 Listed $30,000 FSBO.com