3018 Dakota Ave · Flint, MI 48506

$40,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 84 Days on market

Built 1929 0.29 ac lot Est $78k · 49% under ↓ 33% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

Key facts

• Double lot
• Large kitchen
• Clean basement

Tags

• FENCED-IN YARD
• DOUBLE LOT
• DETACHED GARAGE
• LARGE KITCHEN
• CLEAN BASEMENT
• LOW-MAINTENANCE OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $277 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 + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1929 — 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: 2.56% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.05%
• DSCR: 3.23
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $77,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3121 Thom St	0.22mi	2/1.0 (-1)	984 (+2%)	8mo	$62,900	$64	74
2925 Colorado Ave	0.28mi	3/1.0	900 (-6%)	3mo	$25,000	$28	74
3006 Arizona Ave	0.36mi	3/1.0	900 (-6%)	1mo	$92,900	$103	72
3220 Woodrow Ave	0.36mi	3/1.0	910 (-5%)	5mo	$71,000	$78	70
3614 Holly Ave Ave	0.68mi	3/1.0	975 (+2%)	0mo	$79,000	$81	66
3413 Dakota Ave	0.41mi	3/2.0	1,018 (+6%)	2mo	$113,351	$111	65
2908 Douglas Ave	0.12mi	2/1.0 (-1)	823 (-14%)	2mo	$68,900	$84	64
2310 Thom St	0.51mi	2/1.0 (-1)	939 (-2%)	8mo	$25,000	$27	62
3702 Branch Rd	0.49mi	3/1.0	874 (-9%)	5mo	$50,000	$57	58
3809 Delaware Ave	0.72mi	3/1.0	898 (-6%)	3mo	$140,000	$156	54
3617 Churchill Ave	0.73mi	2/1.0 (-1)	864 (-10%)	5mo	$97,675	$113	40
3912 Douglas Ave	0.61mi	2/1.0 (-1)	820 (-15%)	6mo	$33,000	$40	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.08×
• Total profit: $23,324
• Equity at exit: $5,964

10-year hold

• IRR: 53.5%
• Equity multiple: 6.25×
• Total profit: $58,845
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$210
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $467

Break-even live

Break-even rent $434

Max offer price $40,000

Occupancy floor 49%

Sensitivity live

Price	-10% $490	-5% $478	+0% $467	+5% $456	+10% $444
Rent	-10% $386	-5% $427	+0% $467	+5% $508	+10% $548
Rate	-1.0pp $487	-0.5pp $477	base $467	+0.5pp $457	+1.0pp $446

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	0.42mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	0.47mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	0.54mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	0.66mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	1.13mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	1.19mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	14d	1	1.34mi

Listing history 26 events

1. 2026-03-03
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

2. 2026-03-03
   status Pending

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

3. 2026-01-08
   price $40,000 623-char remark

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

4. 2026-01-08
   price $40,000

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

5. 2025-12-09
   listed $50,000 Active

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

6. 2025-12-09
   listed $50,000 Active 623-char remark

   Show marketing remark (623 chars)

   Presenting a highly desirable home where utility meets charm, offering unparalleled outdoor assets including a massive fenced-in yard on a double lot and a functional two-car detached garage for vehicles or workshop needs. The interior boasts a refreshed aesthetic and a functional configuration, including a generously sized large kitchen and two well-appointed sleeping zones. Featuring an expansive, clean basement for maximum storage, this home delivers an ideal, low-maintenance opportunity. This is an exceptional value proposition in a single-family structure that perfectly combines usable indoor and outdoor space.

7. 2025-09-01
   historical
8. 2025-09-01
   historical
9. 2025-05-01
   listed $55,000 Active
10. 2025-05-01
    listed $55,000 Active
11. 2010-12-06
    historical
12. 2007-01-16
    soldstatus $61,000
13. 2006-12-22
    soldstatus $61,000
14. 2006-12-22
    soldstatus $61,000
15. 2006-12-12
    historical
16. 2006-11-15
    listed $61,000
17. 2006-11-15
    listed $61,000
18. 2006-11-13
    soldstatus $20,000
19. 2006-11-13
    soldstatus $20,000
20. 2006-10-05
    historical
21. 2006-09-21
    listed $19,900
22. 2006-09-21
    listed $19,900
23. 2006-09-20
    historical
24. 2006-03-23
    listed $27,900
25. 2006-03-23
    listed $27,900
26. 2004-05-28
    soldstatus $60,000

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 4/10 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: $12,302
• − Mortgage interest: −$2,241
• − Property taxes: −$1,397
• − Insurance: −$200
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,164
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,325/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

-33.3% since first listed

26 events — show timeline

• 2026-03-03 Pending — MiRealSource-MiMLS
• 2026-03-03 Pending — REALCOMP
• 2026-01-08 Price Changed $40,000 MiRealSource-MiMLS
• 2026-01-08 Price Changed $40,000 REALCOMP
• 2025-12-09 Listed $50,000 REALCOMP
• 2025-12-09 Listed $50,000 MiRealSource-MiMLS
• 2025-09-01 Listing Removed — REALCOMP
• 2025-09-01 Listing Removed — MiRealSource-MiMLS
• 2025-05-01 Listed $55,000 REALCOMP
• 2025-05-01 Listed $55,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2007-01-16 Sold (Public Records) $61,000 Public Records
• 2006-12-22 Sold (MLS) $61,000 REALCOMP
• 2006-12-22 Sold (MLS) $61,000 MiRealSource-MiMLS
• 2006-12-12 Listing Removed — MiRealSource-MiMLS
• 2006-11-15 Listed $61,000 REALCOMP
• 2006-11-15 Listed $61,000 MiRealSource-MiMLS
• 2006-11-13 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2006-11-13 Sold (MLS) $20,000 REALCOMP
• 2006-10-05 Listing Removed — MiRealSource-MiMLS
• 2006-09-21 Listed $19,900 MiRealSource-MiMLS
• 2006-09-21 Listed $19,900 REALCOMP
• 2006-09-20 Listing Removed — MiRealSource-MiMLS
• 2006-03-23 Listed $27,900 MiRealSource-MiMLS
• 2006-03-23 Listed $27,900 REALCOMP
• 2004-05-28 Sold (Public Records) $60,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,397 · +1.8% YoY. Source: county tax records.