1644 Mason St · Flint, MI 48503

$99,000

3 bd · 1.5 ba · 2,087 sqft · SingleFamily public records · 67 Days on market

Built 1919 0.28 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

A MUST SEE!! PRICED TO SELL! This beautiful gem, vinyl sided colonial home overlooking METAWANEENEE HILLS park, is ready for new owners! Full of historical charm and original detail, this home was owned/occupied by the same family over 50 years, offers stainless steel kitchen appliances, tons of storage, multiple closet spaces dwelling inside walls, large covered front porch, walk-in shower and bar in basement, fenced in backyard, 2-car garage, and close proximity to major highways, Kettering, University of Michigan-Flint, McLaren and Hurley Hospitals and downtown Flint.

Key facts

• Tons of storage
• Walk-in shower
• Bar in basement

Tags

• VINYL SIDED COLONIAL HOME
• TONS OF STORAGE
• MULTIPLE CLOSET SPACES
• LARGE COVERED FRONT PORCH
• WALK-IN SHOWER
• BAR IN BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available; Gas service for heating and water heater
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Block foundation
• Exterior features: Paved road access; Lot roughly 0.28 acres (approx. 83.7 x 145.9)

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven and range; Free-standing refrigerator; Stainless steel appliances; Gas water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating fueled by natural gas
• Interior features: Living room wood-burning fireplace; Partially finished basement with interior entry, sump pump, and bath rough-in
• Laundry & utility: Basement utilities and partial finish (washer/dryer presence not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% 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); 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 37% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.40% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $31,305
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 Mason St	0.04mi	4/1.0 (+1)	2,062 (-1%)	1mo	$29,900	$15	88
1918 M L King Ave	0.28mi	3/1.5	2,288 (+10%)	19mo	$15,000	$7	55
2223 Begole St	0.53mi	4/2.0 (+1)	1,808 (-13%)	9mo	$30,000	$17	38

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: 17.1%
• Equity multiple: 1.73×
• Total profit: $20,227
• Equity at exit: $14,761

10-year hold

• IRR: 28.8%
• Equity multiple: 4.18×
• Total profit: $88,139
• Equity at exit: $8,560

Cash invested: $27,720 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $455

Break-even live

Break-even rent $807

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $511	-5% $483	+0% $455	+5% $427	+10% $399
Rent	-10% $346	-5% $400	+0% $455	+5% $509	+10% $564
Rate	-1.0pp $505	-0.5pp $480	base $455	+0.5pp $429	+1.0pp $403

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Forest Hill Ave Flint, MI	4.0	2.0	2441	$1,800	$0.74	22d	1	0.74mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.20mi

Listing history 50 events

1. 2026-06-21
   days on market $99,000 Active 67 DOM
2. 2026-06-18
   days on market $99,000 Active 64 DOM
3. 2026-06-17
   days on market $99,000 Active 63 DOM
4. 2026-06-16
   days on market $99,000 Active 62 DOM
5. 2026-06-15
   days on market $99,000 Active 61 DOM
6. 2026-06-14
   days on market $99,000 Active 59 DOM
7. 2026-06-13
   days on market $99,000 Active 58 DOM
8. 2026-06-10
   days on market $99,000 Active 56 DOM
9. 2026-06-09
   days on market $99,000 Active 55 DOM
10. 2026-06-08
    days on market $99,000 Active 54 DOM
11. 2026-06-07
    days on market $99,000 Active 53 DOM
12. 2026-06-05
    days on market $99,000 Active 50 DOM
13. 2026-06-03
    days on market $99,000 Active 49 DOM
14. 2026-06-02
    days on market $99,000 Active 48 DOM
15. 2026-06-01
    days on market $99,000 Active 47 DOM
16. 2026-05-31
    days on market $99,000 Active 46 DOM
17. 2026-05-30
    days on market $99,000 Active 45 DOM
18. 2026-04-15
    listed $99,000 Active

    Show marketing remark (577 chars)

    A MUST SEE!! PRICED TO SELL! This beautiful gem, vinyl sided colonial home overlooking METAWANEENEE HILLS park, is ready for new owners! Full of historical charm and original detail, this home was owned/occupied by the same family over 50 years, offers stainless steel kitchen appliances, tons of storage, multiple closet spaces dwelling inside walls, large covered front porch, walk-in shower and bar in basement, fenced in backyard, 2-car garage, and close proximity to major highways, Kettering, University of Michigan-Flint, McLaren and Hurley Hospitals and downtown Flint.

19. 2026-04-15
    listed $99,000 Active 577-char remark

    Show marketing remark (577 chars)

    A MUST SEE!! PRICED TO SELL! This beautiful gem, vinyl sided colonial home overlooking METAWANEENEE HILLS park, is ready for new owners! Full of historical charm and original detail, this home was owned/occupied by the same family over 50 years, offers stainless steel kitchen appliances, tons of storage, multiple closet spaces dwelling inside walls, large covered front porch, walk-in shower and bar in basement, fenced in backyard, 2-car garage, and close proximity to major highways, Kettering, University of Michigan-Flint, McLaren and Hurley Hospitals and downtown Flint.

20. 2025-10-31
    historical
21. 2025-10-31
    historical
22. 2025-10-23
    price $93,500
23. 2025-10-23
    price $93,500
24. 2025-09-30
    price $93,750
25. 2025-09-29
    price $93,750
26. 2025-09-08
    price $93,900
27. 2025-09-07
    price $93,900
28. 2025-09-01
    price $94,000
29. 2025-09-01
    price $94,000
30. 2025-08-08
    price $93,900
31. 2025-08-08
    price $93,900
32. 2025-07-22
    price $94,500
33. 2025-07-22
    price $94,500
34. 2025-07-05
    listed $99,500 Active
35. 2025-07-05
    status Active
36. 2025-07-05
    status Active
37. 2025-07-05
    listed $99,500 Active
38. 2025-07-05
    historical
39. 2025-06-03
    status Pending
40. 2025-06-03
    historical
41. 2025-06-03
    status Pending
42. 2025-04-21
    price $97,500
43. 2025-04-21
    price $97,500
44. 2025-04-15
    status Active
45. 2025-04-15
    status Active
46. 2025-03-22
    status Pending
47. 2025-03-22
    status Pending
48. 2025-03-12
    price $97,750
49. 2025-03-12
    price $97,750
50. 2025-03-07
    price $97,900

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$301/yr (+$25/mo · 32.6%)

ⓘ 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 ≥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: $16,590
• − Mortgage interest: −$5,546
• − Property taxes: −$923
• − Insurance: −$495
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,880
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,476/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

-0.5% since first listed

40 events — show timeline

• 2026-04-15 Listed $99,000 REALCOMP
• 2026-04-15 Listed $99,000 MiRealSource-MiMLS
• 2025-10-31 Listing Removed — REALCOMP
• 2025-10-31 Listing Removed — MiRealSource-MiMLS
• 2025-10-23 Price Changed $93,500 MiRealSource-MiMLS
• 2025-10-23 Price Changed $93,500 REALCOMP
• 2025-09-30 Price Changed $93,750 MiRealSource-MiMLS
• 2025-09-29 Price Changed $93,750 REALCOMP
• 2025-09-08 Price Changed $93,900 MiRealSource-MiMLS
• 2025-09-07 Price Changed $93,900 REALCOMP
• 2025-09-01 Price Changed $94,000 MiRealSource-MiMLS
• 2025-09-01 Price Changed $94,000 REALCOMP
• 2025-08-08 Price Changed $93,900 MiRealSource-MiMLS
• 2025-08-08 Price Changed $93,900 REALCOMP
• 2025-07-22 Price Changed $94,500 MiRealSource-MiMLS
• 2025-07-22 Price Changed $94,500 REALCOMP
• 2025-07-05 Listed $99,500 REALCOMP
• 2025-07-05 Relisted — MiRealSource-MiMLS
• 2025-07-05 Relisted — REALCOMP
• 2025-07-05 Listing Removed — MiRealSource-MiMLS
• 2025-07-05 Listed $99,500 MiRealSource-MiMLS
• 2025-06-03 Pending — MiRealSource-MiMLS
• 2025-06-03 Listing Removed — REALCOMP
• 2025-06-03 Pending — REALCOMP
• 2025-04-21 Price Changed $97,500 MiRealSource-MiMLS
• 2025-04-21 Price Changed $97,500 REALCOMP
• 2025-04-15 Relisted — MiRealSource-MiMLS
• 2025-04-15 Relisted — REALCOMP
• 2025-03-22 Pending — MiRealSource-MiMLS
• 2025-03-22 Pending — REALCOMP
• 2025-03-12 Price Changed $97,750 MiRealSource-MiMLS
• 2025-03-12 Price Changed $97,750 REALCOMP
• 2025-03-07 Price Changed $97,900 MiRealSource-MiMLS
• 2025-03-07 Price Changed $97,900 REALCOMP
• 2025-02-18 Price Changed $98,000 MiRealSource-MiMLS
• 2025-02-18 Price Changed $98,000 REALCOMP
• 2024-11-18 Listed $99,500 MiRealSource-MiMLS
• 2024-11-18 Listed $99,500 REALCOMP
• 2024-11-18 Coming Soon — MiRealSource-MiMLS
• 2024-11-18 Coming Soon — REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $923 · +1.6% YoY. Source: county tax records.