960 Mann Ave · Flint, MI 48503

$70,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 21 Days on market

Built 1924 3,920 sqft lot ↓ 16% since listing

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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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

Key facts

• Covered front porch
• Rear sitting area
• Full dry basement

Tags

• COVERED FRONT PORCH
• REAR SITTING AREA
• FENCED BACKYARD
• DETACHED GARAGE
• FULL DRY BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1924; Vinyl siding; Composition/shingle roof
• Exterior features: Paved road access; Lot approximately 0.09 acres

Interior

• Bedrooms: Primary bedroom (12 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; 3 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 31% of the median local income ($44k/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 + 8.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.61% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.55%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $40,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Gibson St	0.29mi	3/1.0	892 (+3%)	1mo	$15,500	$17	81
1115 Barney Ave	0.21mi	3/1.0	833 (-4%)	5mo	$43,500	$52	80
3018 Fielding St	0.13mi	3/1.0	993 (+15%)	1mo	$21,000	$21	68
3205 Clairmont St	0.53mi	3/1.0	888 (+3%)	3mo	$42,000	$47	68
2729 Chicago Blvd	0.57mi	3/1.0	895 (+4%)	2mo	$88,000	$98	66
3705 Gratiot Ave	0.40mi	2/1.0 (-1)	820 (-5%)	5mo	$74,200	$90	64
924 Hammond Ave	0.36mi	3/1.0	948 (+10%)	5mo	$51,000	$54	63
3801 Augusta St	0.37mi	2/1.0 (-1)	949 (+10%)	3mo	$63,000	$66	59
2641 Brown St	0.50mi	2/1.0 (-1)	783 (-9%)	2mo	$36,500	$47	55
959 Tacken St	0.38mi	2/1.0 (-1)	748 (-13%)	4mo	$24,900	$33	51
3510 Hogarth Ave	0.63mi	2/1.0 (-1)	796 (-8%)	3mo	$32,500	$41	50
2429 Brown St	0.68mi	2/1.0 (-1)	933 (+8%)	4mo	$8,500	$9	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.14×
• Total profit: $22,252
• Equity at exit: $10,437

10-year hold

• IRR: 36.4%
• Equity multiple: 5.19×
• Total profit: $82,137
• 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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$367
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $434

Break-even live

Break-even rent $581

Max offer price $70,000

Occupancy floor 57%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.17mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.41mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.56mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.58mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.69mi

Listing history 25 events

1. 2026-06-18
   days on market $70,000 Active 21 DOM
2. 2026-06-17
   days on market $70,000 Active 20 DOM
3. 2026-06-16
   days on market $70,000 Active 19 DOM
4. 2026-06-15
   days on market $70,000 Active 18 DOM
5. 2026-06-14
   days on market $70,000 Active 16 DOM
6. 2026-06-13
   days on market $70,000 Active 15 DOM
7. 2026-06-10
   days on market $70,000 Active 13 DOM
8. 2026-06-09
   days on market $70,000 Active 12 DOM
9. 2026-06-08
   days on market $70,000 Active 11 DOM
10. 2026-06-07
    days on market $70,000 Active 10 DOM
11. 2026-06-05
    days on market $70,000 Active 7 DOM
12. 2026-06-03
    days on market $70,000 Active 6 DOM
13. 2026-06-02
    days on market $70,000 Active 5 DOM
14. 2026-06-01
    days on market $70,000 Active 4 DOM
15. 2026-05-31
    days on market $70,000 Active 3 DOM
16. 2026-05-30
    days on market $70,000 Active 2 DOM
17. 2026-02-25
    price $80,000 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

18. 2026-02-24
    price $80,000 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

19. 2026-02-24
    price $80,000

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

20. 2025-12-01
    price $89,000 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

21. 2025-12-01
    price $89,000 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

22. 2025-12-01
    price $89,000

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

23. 2025-11-01
    listed $95,000 Active 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

24. 2025-11-01
    listed $95,000 Active 407-char remark

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

25. 2025-11-01
    listed $95,000 Active

    Show marketing remark (407 chars)

    Your New Home just in time for the Holidays! This cozy 3-bedroom, 1 Bathroom home has been completely updated- with elegant touches, for your family. Featuring an open layout providing natural lighting. Full basement! Both the front and rear porches are covered for you to relax, and entertain guests. Fenced backyard, with detached garage. Cheaper than renting! Close to shopping, schools, and expressways.

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$161/yr (+$13/mo · 21.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,564
• − Mortgage interest: −$3,921
• − Property taxes: −$757
• − Insurance: −$350
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,036
• Taxable income: $4,330
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,165/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

-15.8% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $80,000 MiRealSource-MiMLS
• 2026-02-24 Price Changed $80,000 REALCOMP
• 2026-02-24 Price Changed $80,000 SW Michigan MLS
• 2025-12-01 Price Changed $89,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $89,000 REALCOMP
• 2025-12-01 Price Changed $89,000 SW Michigan MLS
• 2025-11-01 Listed $95,000 REALCOMP
• 2025-11-01 Listed $95,000 SW Michigan MLS
• 2025-11-01 Listed $95,000 MiRealSource-MiMLS

Property tax history

+1.7%/yr

Latest (2025): $757 · +1.4% YoY. Source: county tax records.