701 Algonquin Ave · Flint, MI 48507

$149,000

3 bd · 2.0 ba · 2,070 sqft · SingleFamily public records · 3 Days on market

Built 1953 0.42 ac lot Est $141k · 6% over

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Why this score? — see what drove the F 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 +12.6/30.0
• ARV discount +4.9/15.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• 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

First time on the market in 15 years! This well-maintained 4 bedroom, 2 bath home offers comfortable living space, tasteful updates throughout the years, and pride of ownership you can feel. Featuring a warm and inviting interior with nicely updated paint and a functional layout, this home is move-in ready with room to make it your own. Enjoy the HUGE backyard - perfect for entertaining, outdoor activities, gardening, or simply relaxing. Conveniently located near local amenities, schools, and expressways. Property sold AS IS. Schedule your private showing today!

Key facts

• Move-in ready
• Near schools
• Huge backyard

Tags

• HUGE BACKYARD
• MOVE-IN READY
• NEAR SCHOOLS
• NEAR EXPRESSWAYS

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached 3‑car garage; Garage faces side; Garage door opener; Workshop area in garage
• Utilities: Public water; Sewer available; Cable available
• Home design: Single‑family residence; One and one‑half stories; Ground‑level entry with steps; Aluminum siding
• Construction: Built with aluminum siding; Asphalt roof; Finished area above grade and below grade
• Exterior features: Front porch; Fenced yard; Paved road access; Irregular lot shape (0.42 acres)

Interior

• Kitchen: Gas cooktop; Free‑standing gas oven; Free‑standing refrigerator; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; Basement fireplace; 7 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (12.8% below list).
• Recommended offer: $130k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 207 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 34% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 27y 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 $29k; list at $149k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,972 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $140,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Dearborn Ave	0.09mi	3/2.0	1,924 (-7%)	11mo	$114,900	$60	75
3617 Circle Dr	0.08mi	3/2.0	2,365 (+14%)	2mo	$160,000	$68	71
3614 Comanche Ave	0.15mi	3/1.0	1,854 (-10%)	5mo	$124,000	$67	68
916 Buckingham Ave	0.28mi	3/1.5	1,853 (-10%)	1mo	$140,000	$76	67
1111 Lochhead Ave	0.46mi	3/1.5	1,950 (-6%)	2mo	$106,000	$54	65
713 Algonquin Ave	0.05mi	2/2.0 (-1)	2,352 (+14%)	8mo	$113,800	$48	63
1815 Terrace Dr	0.45mi	3/2.5	2,196 (+6%)	10mo	$192,500	$88	58
361 Buckingham Ave	0.40mi	3/2.0	1,772 (-14%)	2mo	$135,000	$76	56
2841 Comanche Ave	0.38mi	4/2.0 (+1)	2,272 (+10%)	11mo	$155,000	$68	52
4121 Menton St	0.39mi	3/1.0	2,332 (+13%)	7mo	$95,000	$41	51
818 Dell Ave	0.50mi	3/1.0	1,774 (-14%)	3mo	$95,000	$54	47
3914 Red Arrow Rd	0.55mi	4/2.0 (+1)	1,785 (-14%)	1mo	$128,000	$72	45

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-29,214
• Equity at exit: $22,216

10-year hold

• IRR: -23.0%
• Equity multiple: 0.00×
• Total profit: $-41,699
• Equity at exit: $12,883

Cash invested: $41,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-20

Break-even live

Break-even rent $1,325

Max offer price $145,419

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $22	+0% $-20	+5% $-62	+10% $-105
Rent	-10% $-123	-5% $-72	+0% $-20	+5% $31	+10% $82
Rate	-1.0pp $55	-0.5pp $18	base $-20	+0.5pp $-59	+1.0pp $-98

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	15d	1	0.29mi

Listing history 30 events

1. 2026-05-22
   status Pending 568-char remark

   Show marketing remark (568 chars)

   First time on the market in 15 years! This well-maintained 4 bedroom, 2 bath home offers comfortable living space, tasteful updates throughout the years, and pride of ownership you can feel. Featuring a warm and inviting interior with nicely updated paint and a functional layout, this home is move-in ready with room to make it your own. Enjoy the HUGE backyard - perfect for entertaining, outdoor activities, gardening, or simply relaxing. Conveniently located near local amenities, schools, and expressways. Property sold AS IS. Schedule your private showing today!

2. 2026-05-22
   status Pending

   Show marketing remark (568 chars)

   First time on the market in 15 years! This well-maintained 4 bedroom, 2 bath home offers comfortable living space, tasteful updates throughout the years, and pride of ownership you can feel. Featuring a warm and inviting interior with nicely updated paint and a functional layout, this home is move-in ready with room to make it your own. Enjoy the HUGE backyard - perfect for entertaining, outdoor activities, gardening, or simply relaxing. Conveniently located near local amenities, schools, and expressways. Property sold AS IS. Schedule your private showing today!

3. 2026-05-19
   listed $149,000 Active 568-char remark

   Show marketing remark (568 chars)

   First time on the market in 15 years! This well-maintained 4 bedroom, 2 bath home offers comfortable living space, tasteful updates throughout the years, and pride of ownership you can feel. Featuring a warm and inviting interior with nicely updated paint and a functional layout, this home is move-in ready with room to make it your own. Enjoy the HUGE backyard - perfect for entertaining, outdoor activities, gardening, or simply relaxing. Conveniently located near local amenities, schools, and expressways. Property sold AS IS. Schedule your private showing today!

4. 2026-05-19
   listed $149,000 Active

   Show marketing remark (568 chars)

   First time on the market in 15 years! This well-maintained 4 bedroom, 2 bath home offers comfortable living space, tasteful updates throughout the years, and pride of ownership you can feel. Featuring a warm and inviting interior with nicely updated paint and a functional layout, this home is move-in ready with room to make it your own. Enjoy the HUGE backyard - perfect for entertaining, outdoor activities, gardening, or simply relaxing. Conveniently located near local amenities, schools, and expressways. Property sold AS IS. Schedule your private showing today!

5. 2011-03-07
   listed $30,000
6. 2011-03-07
   listed $30,000
7. 2011-02-23
   soldstatus $29,000
8. 2011-02-23
   soldstatus $29,000
9. 2011-02-23
   soldstatus $15,350
10. 2011-02-23
    soldstatus $15,350
11. 2011-02-07
    historical
12. 2011-01-24
    listed $15,000
13. 2011-01-24
    listed $15,000
14. 2010-12-05
    historical
15. 2008-09-01
    historical
16. 2008-09-01
    historical
17. 2007-07-01
    listed $99,000
18. 2007-07-01
    listed $99,000
19. 2007-01-01
    listed $99,000
20. 2002-11-22
    soldstatus $113,000
21. 2002-11-04
    soldstatus $112,900
22. 2002-11-04
    soldstatus $112,900
23. 2002-10-04
    historical
24. 2002-03-08
    listed $112,900
25. 2002-03-08
    listed $112,900
26. 1999-12-21
    soldstatus $94,000
27. 1999-12-21
    soldstatus $94,000
28. 1999-10-29
    historical
29. 1999-10-18
    listed $95,000
30. 1999-10-18
    listed $95,000

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,443 · $204/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: $15,597
• − Mortgage interest: −$8,346
• − Property taxes: −$2,443
• − Insurance: −$745
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,335
• Taxable loss: −$2,768
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $421/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

+56.8% since first listed

30 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-19 Listed $149,000 REALCOMP
• 2026-05-19 Listed $149,000 MiRealSource-MiMLS
• 2011-03-07 Listed $30,000 REALCOMP
• 2011-03-07 Listed $30,000 MiRealSource-MiMLS
• 2011-02-23 Sold (MLS) $15,350 MiRealSource-MiMLS
• 2011-02-23 Sold (MLS) $15,350 REALCOMP
• 2011-02-23 Sold (MLS) $29,000 REALCOMP
• 2011-02-23 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2011-02-07 Listing Removed — MiRealSource-MiMLS
• 2011-01-24 Listed $15,000 MiRealSource-MiMLS
• 2011-01-24 Listed $15,000 REALCOMP
• 2010-12-05 Listing Removed — REALCOMP
• 2008-09-01 Listing Removed — MiRealSource-MiMLS
• 2008-09-01 Listing Removed — REALCOMP
• 2007-07-01 Listed $99,000 MiRealSource-MiMLS
• 2007-07-01 Listed $99,000 REALCOMP
• 2007-01-01 Listed $99,000 REALCOMP
• 2002-11-22 Sold (Public Records) $113,000 Public Records
• 2002-11-04 Sold (MLS) $112,900 MiRealSource-MiMLS
• 2002-11-04 Sold (MLS) $112,900 REALCOMP
• 2002-10-04 Listing Removed — MiRealSource-MiMLS
• 2002-03-08 Listed $112,900 MiRealSource-MiMLS
• 2002-03-08 Listed $112,900 REALCOMP
• 1999-12-21 Sold (MLS) $94,000 MiRealSource-MiMLS
• 1999-12-21 Sold (MLS) $94,000 REALCOMP
• 1999-10-29 Listing Removed — MiRealSource-MiMLS
• 1999-10-18 Listed $95,000 MiRealSource-MiMLS
• 1999-10-18 Listed $95,000 REALCOMP

Property tax history

+6.8%/yr

Latest (2025): $2,443 · +2.0% YoY. Source: county tax records.