613 W Foss Ave · Flint, MI 48505

$40,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 415 Days on market

Built 1961 5,227 sqft lot

---

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
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Great investment opportunity on this 2 bedroom 1 bath home in Flint!

Key facts

• 5,227 sq ft lot
• Built 1961
• Listed 414 days

Tags

• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Subdivision: HARTRIDGE; Cross streets: Carpenter and Dupont
• HOA & community: Property is part of a homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Above-grade finished living area (726 sq ft)
• Exterior features: Lot dimensions approximately 50 x 50 x 104 x 104; Lot approximately 0.12 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 99 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 415 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 31y 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 $6k; list at $40k implies a 627% gain — meaningful room to come down on a strong offer.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 2.29% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $20,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 W Ruth Ave	0.10mi	2/1.0	816 (+12%)	3mo	$28,000	$34	73
414 W Russell Ave St	0.22mi	2/1.0	735 (+1%)	21mo	$3,200	$4	71
5518 Winthrop Blvd	0.59mi	3/1.0 (+1)	720 (-1%)	1mo	$21,000	$29	65
1434 Knickerbocker Ave	0.42mi	2/1.0	800 (+10%)	0mo	$34,000	$43	64
242 E Foss Ave	0.51mi	2/1.0	692 (-5%)	6mo	$14,900	$22	63
257 E Piper Ave	0.59mi	2/1.0	720 (-1%)	13mo	$7,000	$10	60
246 E York St	0.54mi	2/1.0	800 (+10%)	1mo	$22,500	$28	57
6010 Marja St	0.59mi	3/1.0 (+1)	705 (-3%)	11mo	$34,000	$48	53
302 W Gracelawn Ave	0.42mi	2/1.0	832 (+14%)	8mo	$16,000	$19	50
414 E Lorado Ave	0.71mi	2/1.0	700 (-4%)	16mo	$12,700	$18	47
624 W Pierson Rd	0.70mi	2/1.0	781 (+7%)	20mo	$19,900	$25	38
406 E Holbrook Ave	0.69mi	3/1.0 (+1)	798 (+10%)	21mo	$26,000	$33	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 3.89×
• Total profit: $32,376
• Equity at exit: $17,256

10-year hold

• IRR: 52.3%
• Equity multiple: 7.84×
• Total profit: $76,589
• Equity at exit: $26,040

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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $443

Break-even live

Break-even rent $355

Max offer price $40,000

Occupancy floor 47%

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: —

Listing history 40 events

1. 2026-05-04
   status Active

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

2. 2026-05-04
   status Back on Market 68-char remark

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

3. 2026-03-31
   status Pending

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

4. 2026-03-31
   status Pending 68-char remark

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

5. 2025-08-19
   status Active

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

6. 2025-08-19
   status Active 68-char remark

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

7. 2025-04-25
   historical 68-char remark

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

8. 2025-04-25
   historical

   Show marketing remark (68 chars)

   Great investment opportunity on this 2 bedroom 1 bath home in Flint!

9. 2025-04-23
   status Active
10. 2025-04-09
    historical
11. 2024-10-24
    listed $40,000 Active 68-char remark

    Show marketing remark (68 chars)

    Great investment opportunity on this 2 bedroom 1 bath home in Flint!

12. 2024-10-24
    listed $40,000 Active

    Show marketing remark (68 chars)

    Great investment opportunity on this 2 bedroom 1 bath home in Flint!

13. 2010-12-06
    historical
14. 2010-12-06
    historical
15. 2010-12-06
    historical
16. 2008-09-23
    historical
17. 2008-09-23
    historical
18. 2008-09-16
    listed $8,000
19. 2008-09-16
    listed $8,000
20. 2007-07-24
    historical
21. 2007-04-24
    listed $38,500
22. 2007-04-24
    listed $38,500
23. 2007-01-29
    soldstatus $5,500
24. 2007-01-29
    soldstatus $5,500
25. 2007-01-17
    historical
26. 2007-01-13
    listed $7,500
27. 2007-01-13
    listed $7,500
28. 2006-11-10
    listed $9,900
29. 2006-11-10
    historical
30. 2006-11-10
    listed $9,900
31. 2006-11-09
    historical
32. 2006-07-25
    listed $12,500
33. 2006-07-25
    listed $12,500
34. 2004-11-18
    historical
35. 2004-11-18
    listed $24,900
36. 1995-10-13
    soldstatus $12,500
37. 1995-10-13
    soldstatus $12,500
38. 1995-08-21
    historical
39. 1995-08-16
    listed $12,500
40. 1995-08-16
    listed $12,500

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $651 · $54/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,996
• − Mortgage interest: −$2,241
• − Property taxes: −$651
• − Insurance: −$200
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,164
• Taxable income: $4,981
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,123/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

+220.0% since first listed

40 events — show timeline

• 2026-05-04 Relisted — REALCOMP
• 2026-05-04 Relisted — MiRealSource-MiMLS
• 2026-03-31 Pending — REALCOMP
• 2026-03-31 Pending — MiRealSource-MiMLS
• 2025-08-19 Relisted — REALCOMP
• 2025-08-19 Relisted — MiRealSource-MiMLS
• 2025-04-25 Listing Removed — REALCOMP
• 2025-04-25 Listing Removed — MiRealSource-MiMLS
• 2025-04-23 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2024-10-24 Listed $40,000 REALCOMP
• 2024-10-24 Listed $40,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2008-09-23 Listing Removed — MiRealSource-MiMLS
• 2008-09-23 Listing Removed — REALCOMP
• 2008-09-16 Listed $8,000 MiRealSource-MiMLS
• 2008-09-16 Listed $8,000 REALCOMP
• 2007-07-24 Listing Removed — MiRealSource-MiMLS
• 2007-04-24 Listed $38,500 MiRealSource-MiMLS
• 2007-04-24 Listed $38,500 REALCOMP
• 2007-01-29 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2007-01-29 Sold (MLS) $5,500 REALCOMP
• 2007-01-17 Listing Removed — MiRealSource-MiMLS
• 2007-01-13 Listed $7,500 MiRealSource-MiMLS
• 2007-01-13 Listed $7,500 REALCOMP
• 2006-11-10 Listed $9,900 MiRealSource-MiMLS
• 2006-11-10 Listing Removed — MiRealSource-MiMLS
• 2006-11-10 Listed $9,900 REALCOMP
• 2006-11-09 Listing Removed — MiRealSource-MiMLS
• 2006-07-25 Listed $12,500 MiRealSource-MiMLS
• 2006-07-25 Listed $12,500 REALCOMP
• 2004-11-18 Listed $24,900 MiRealSource-MiMLS
• 2004-11-18 Listing Removed — MiRealSource-MiMLS
• 1995-10-13 Sold (MLS) $12,500 REALCOMP
• 1995-10-13 Sold (MLS) $12,500 MiRealSource-MiMLS
• 1995-08-21 Listing Removed — MiRealSource-MiMLS
• 1995-08-16 Listed $12,500 REALCOMP
• 1995-08-16 Listed $12,500 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $651 · +1.3% YoY. Source: county tax records.