416 Dell Ave · Flint, MI 48507

$44,900

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 7 Days on market

Built 1928 4,792 sqft lot Est $84k · 47% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 2 Bedroom 1 Bath House With Full Unfinished Basement. Being Sold As Is, Where Is Condition. Bring All Offers For Review.

Key facts

• Seconds from highway
• New furnace
• Great location

Tags

• INVESTMENT PROPERTY
• STRONG RENTAL HISTORY
• GREAT LOCATION
• NEAR FLINT GOLF CLUB
• SECONDS FROM HIGHWAY
• NEW FURNACE

Property features AI

Finance

• Financial info: Property has a lease

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Forced air heating (natural gas)
• Home design: Residential, 1 story; Built in 1928; Frontage approximately 62 feet
• Construction: Vinyl siding exterior; Basement foundation; Built in 1928
• Exterior features: Vinyl siding; Paved street

Interior

• Kitchen: Kitchen (entry level) — 9 x 8, vinyl flooring; Dining room (entry level) — 12 x 12, carpet; Living room (entry level) — 17 x 12, carpet
• Bedrooms: Bedroom 1 (entry level) — 10 x 9, carpet; Bedroom 2 (entry level) — 9 x 8, carpet
• Flooring: Carpet in living/dining/bedrooms; Vinyl in kitchen and bathroom
• Bathrooms: 1 full bathroom (entry level) — 6 x 5, vinyl flooring
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $45k).
• Cap rate 16.1% 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: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $310 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $13k 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.
• 8 sale attempts since 32y 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 $12k; list at $45k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,900

Questions for the listing agent

1. Built in 1928 — 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: 1.97% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.88%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $84,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 Mckeighan Ave	0.10mi	2/1.0	718 (-3%)	2mo	$90,000	$125	89
621 Lochhead Ave	0.19mi	2/1.0	680 (-8%)	4mo	$72,000	$106	74
1475 Wells St	0.61mi	2/1.0	723 (-2%)	2mo	$89,900	$124	66
602 Buckingham Ave	0.30mi	2/1.0	798 (+8%)	9mo	$39,000	$49	66
3129 Shaw St	0.74mi	2/1.0	768 (+4%)	2mo	$50,315	$66	58
3517 Fern Ave	0.63mi	2/1.0	680 (-8%)	0mo	$98,000	$144	57
2291 Kenneth St	0.55mi	1/1.0 (-1)	674 (-9%)	1mo	$23,500	$35	54
2053 E Whittemore Ave	0.75mi	2/1.0	756 (+2%)	10mo	$80,000	$106	53
1471 James St	0.70mi	1/1.0 (-1)	772 (+4%)	8mo	$68,000	$88	48
3200 Myrton St	0.66mi	2/1.0	672 (-9%)	9mo	$91,000	$135	46
1377 Allen St	0.71mi	2/1.0	630 (-15%)	1mo	$72,000	$114	41
2130 E Whittemore Ave	0.73mi	2/1.0	636 (-14%)	7mo	$87,000	$137	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.07×
• Total profit: $13,438
• Equity at exit: $6,695

10-year hold

• IRR: 32.5%
• Equity multiple: 3.53×
• Total profit: $31,780
• Equity at exit: $3,882

Cash invested: $12,572 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $365

Break-even live

Break-even rent $420

Max offer price $44,900

Occupancy floor 54%

Sensitivity live

Price	-10% $391	-5% $378	+0% $365	+5% $353	+10% $340
Rent	-10% $296	-5% $331	+0% $365	+5% $400	+10% $435
Rate	-1.0pp $388	-0.5pp $377	base $365	+0.5pp $354	+1.0pp $342

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	15d	1	0.52mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	1.15mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	1.20mi

Listing history 9 events

1. 2026-06-21
   days on market $44,900 Active 7 DOM
2. 2026-06-18
   days on market $44,900 Active 4 DOM
3. 2026-06-17
   days on market $44,900 Active 3 DOM
4. 2026-06-16
   days on market $44,900 Active 2 DOM
5. 2026-06-15
   remarks 232-char remark
6. 2026-06-15
   days on marketlisting id $44,900 Active 1 DOM
7. 2026-06-15
   days on market $44,900 Active 2 DOM
8. 2026-06-14
   remarks 228-char remark
9. 2026-06-14
   listed $44,900 Active 1 DOM

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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 ≥97°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: $10,593
• − Mortgage interest: −$2,515
• − Property taxes: −$934
• − Insurance: −$224
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,306
• Taxable income: $3,919
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,444/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+136.3% since first listed

18 events — show timeline

• 2026-06-13 Listed $44,900 MiRealSource-MiMLS
• 2024-10-10 Rental Removed $750 APPFOLIO
• 2024-09-28 Listed for Rent $750 APPFOLIO
• 2016-03-03 Sold (Public Records) $12,000 Public Records
• 2009-10-16 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2009-10-16 Sold (MLS) $5,000 REALCOMP
• 2009-09-30 Listing Removed — MiRealSource-MiMLS
• 2009-07-27 Listed $5,500 MiRealSource-MiMLS
• 2009-07-27 Listed $5,500 REALCOMP
• 2009-06-29 Listing Removed — MiRealSource-MiMLS
• 2009-06-29 Listing Removed — REALCOMP
• 2008-08-06 Listed $9,700 MiRealSource-MiMLS
• 2008-08-06 Listed $9,700 REALCOMP
• 1995-04-03 Listing Removed — MiRealSource-MiMLS
• 1995-03-30 Sold (MLS) $17,500 REALCOMP
• 1995-03-30 Sold (MLS) $17,500 MiRealSource-MiMLS
• 1994-12-12 Listed $19,000 REALCOMP
• 1994-12-12 Listed $19,000 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $934 · +1.6% YoY. Source: county tax records.