1310 Alvord Ave · Flint, MI 48507

$38,500

1 bd · 1.0 ba · 496 sqft · SingleFamily public records · 98 Days on market

Built 1925 9,148 sqft lot Est $29k · 34% over

---

Why this score? — see what drove the C 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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

Key facts

• 9,148 sq ft lot
• Built 1925
• Listed 98 days

Property features AI

Finance

• Financial info: Tax amount listed annually

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.21 acres (70 x 130.39)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $38k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 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 $266 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $6k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $38k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,035 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 2.08% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.87%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $28,768
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Markham St	0.50mi	2/1.0 (+1)	480 (-3%)	22mo	$28,000	$58	48
1151 Wells St	0.69mi	2/1.0 (+1)	535 (+8%)	5mo	$12,000	$22	46

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: 29.1%
• Equity multiple: 2.16×
• Total profit: $12,545
• Equity at exit: $5,740

10-year hold

• IRR: 34.6%
• Equity multiple: 3.71×
• Total profit: $29,161
• Equity at exit: $3,329

Cash invested: $10,780 (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: 206
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$202
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $331

Break-even live

Break-even rent $381

Max offer price $38,500

Occupancy floor 54%

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $38,500 Active 98 DOM
2. 2026-06-17
   days on market $38,500 Active 97 DOM
3. 2026-06-16
   days on market $38,500 Active 96 DOM
4. 2026-06-15
   days on market $38,500 Active 95 DOM
5. 2026-06-14
   days on market $38,500 Active 93 DOM
6. 2026-06-13
   days on market $38,500 Active 92 DOM
7. 2026-06-10
   days on market $38,500 Active 90 DOM
8. 2026-06-09
   days on market $38,500 Active 89 DOM
9. 2026-06-08
   days on market $38,500 Active 88 DOM
10. 2026-06-07
    days on market $38,500 Active 87 DOM
11. 2026-06-05
    days on market $38,500 Active 84 DOM
12. 2026-06-03
    days on market $38,500 Active 83 DOM
13. 2026-06-02
    days on market $38,500 Active 82 DOM
14. 2026-06-01
    days on market $38,500 Active 81 DOM
15. 2026-05-31
    days on market $38,500 Active 80 DOM
16. 2026-05-30
    days on market $38,500 Active 79 DOM
17. 2026-05-09
    price $38,500 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

18. 2026-05-08
    price $38,500
19. 2026-05-05
    price $39,000 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

20. 2026-05-05
    price $39,000

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

21. 2026-04-21
    price $40,000 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

22. 2026-04-20
    price $40,000
23. 2026-04-09
    price $43,000 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

24. 2026-04-08
    price $43,000
25. 2026-04-07
    price $43,900 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

26. 2026-04-07
    price $43,900

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

27. 2026-03-31
    price $44,000 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

28. 2026-03-31
    price $44,000

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

29. 2026-03-13
    listed $44,900 Active 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

30. 2026-03-13
    listed $44,900 Active

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

31. 2026-03-13
    historical $44,900 658-char remark

    Show marketing remark (658 chars)

    Don't miss this move-in-ready 1-bedroom, 1-bath home offering comfort, convenience, and great potential. Situated on nearly a quarter-acre lot, the spacious backyard is partially fenced and provides plenty of room for outdoor enjoyment, gardening, or future improvements. This property presents an excellent opportunity for investors seeking a rental property or for first-time homebuyers looking to build equity. With its manageable size and generous lot, the possibilities are endless. For additional information or to schedule a showing, please contact the listing agent. All measurements are approximate. BATVAI (Buyer's Agent to Verify All Information).

32. 1996-11-07
    soldstatus $13,000 91-char remark

    Show marketing remark (91 chars)

    Affordable Home For Couple, Retirees, Call Office For L. B. Combo. Mls $20. 2 Year Balloon.

33. 1996-11-07
    soldstatus $13,000

    Show marketing remark (91 chars)

    Affordable Home For Couple, Retirees, Call Office For L. B. Combo. Mls $20. 2 Year Balloon.

34. 1996-10-21
    listed $15,500 91-char remark

    Show marketing remark (91 chars)

    Affordable Home For Couple, Retirees, Call Office For L. B. Combo. Mls $20. 2 Year Balloon.

35. 1996-10-21
    listed $15,500

    Show marketing remark (91 chars)

    Affordable Home For Couple, Retirees, Call Office For L. B. Combo. Mls $20. 2 Year Balloon.

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/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: $9,601
• − Mortgage interest: −$2,157
• − Property taxes: −$995
• − Insurance: −$192
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,120
• Taxable income: $3,601
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $3,110/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

+148.4% since first listed

19 events — show timeline

• 2026-05-09 Price Changed $38,500 MiRealSource-MiMLS
• 2026-05-08 Price Changed $38,500 REALCOMP
• 2026-05-05 Price Changed $39,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $39,000 REALCOMP
• 2026-04-21 Price Changed $40,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $40,000 REALCOMP
• 2026-04-09 Price Changed $43,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $43,000 REALCOMP
• 2026-04-07 Price Changed $43,900 MiRealSource-MiMLS
• 2026-04-07 Price Changed $43,900 REALCOMP
• 2026-03-31 Price Changed $44,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $44,000 REALCOMP
• 2026-03-13 Listed $44,900 MiRealSource-MiMLS
• 2026-03-13 Listed $44,900 REALCOMP
• 2026-03-13 Coming Soon $44,900 MiRealSource-MiMLS
• 1996-11-07 Sold (MLS) $13,000 MiRealSource-MiMLS
• 1996-11-07 Sold (MLS) $13,000 REALCOMP
• 1996-10-21 Listed $15,500 MiRealSource-MiMLS
• 1996-10-21 Listed $15,500 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $995 · -4.0% YoY. Source: county tax records.