601 Mckinley Ave · Flint, MI 48507

$89,900

2 bd · 1.5 ba · 1,089 sqft · SingleFamily public records · 17 Days on market

Built 1941 5,663 sqft lot Est $99k · 9% under

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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 +25.3/30.0
• ARV discount +11.7/15.0
• DSCR +8.3/10.0
• 1% rule +7.5/10.0
• 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

Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1941

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential single-story home; Built in 1941; Basement
• Construction: Aluminum construction; Basement foundation; Built in 1941
• Exterior features: Aluminum exterior; Paved street frontage; Frontage approximately 50 feet; Lot approximately 0.13 acre

Interior

• Bedrooms: Two bedrooms on the entry level (approx. 10 x 9 and 9 x 10)
• Bathrooms: One full bathroom on the entry level (approx. 8 x 6)
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Total of 3 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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; 11 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 $622 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 808% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $90k implies a 1099% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $99,099
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 McKeighan Ave	0.26mi	3/1.0 (+1)	1,056 (-3%)	3mo	$95,900	$91	73
4133 Custer Ave	0.20mi	2/1.5	1,192 (+10%)	3mo	$114,000	$96	73
723 Mckeighan Ave	0.24mi	2/1.0	1,160 (+6%)	4mo	$29,900	$26	72
352 Buckingham Ave	0.35mi	3/1.0 (+1)	1,055 (-3%)	0mo	$98,500	$93	71
1030 Mckeighan Ave	0.38mi	3/1.5 (+1)	1,049 (-4%)	2mo	$50,000	$48	69
326 Burroughs Ave	0.34mi	2/1.0	1,008 (-7%)	2mo	$47,500	$47	68
630 Buckingham Ave Ave	0.15mi	3/1.0 (+1)	936 (-14%)	1mo	$89,999	$96	62
3005 Cherokee Ave	0.68mi	3/1.0 (+1)	1,092 (+0%)	3mo	$45,000	$41	59
3110 Menominee Ave	0.69mi	3/1.0 (+1)	1,092 (+0%)	2mo	$35,000	$32	58
4424 Cheyenne Ave	0.40mi	3/1.0 (+1)	1,212 (+11%)	1mo	$76,000	$63	55
3508 Fern Ave	0.74mi	3/1.0 (+1)	1,060 (-3%)	0mo	$132,000	$125	54
4526 Milton Dr	0.50mi	3/1.0 (+1)	929 (-15%)	2mo	$90,000	$97	43

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-4,867
• Equity at exit: $13,404

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-94
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$471
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $203

Break-even live

Break-even rent $869

Max offer price $89,900

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $229	+0% $203	+5% $178	+10% $152
Rent	-10% $114	-5% $159	+0% $203	+5% $248	+10% $292
Rate	-1.0pp $249	-0.5pp $226	base $203	+0.5pp $180	+1.0pp $156

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.20mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.33mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	0.35mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.37mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.43mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	0.63mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.01mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	1.30mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.30mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.39mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	1.45mi

Listing history 34 events

1. 2026-06-16
   status $89,900 Pending 17 DOM
2. 2026-06-16
   days on market $89,900 Active 17 DOM
3. 2026-06-15
   days on market $89,900 Active 16 DOM
4. 2026-06-14
   days on market $89,900 Active 14 DOM
5. 2026-06-13
   days on market $89,900 Active 13 DOM
6. 2026-06-10
   days on market $89,900 Active 11 DOM
7. 2026-06-09
   days on market $89,900 Active 10 DOM
8. 2026-06-09
   price $89,900 Active 9 DOM
9. 2026-06-08
   days on market $99,900 Active 9 DOM
10. 2026-06-07
    days on market $99,900 Active 8 DOM
11. 2026-06-05
    days on market $99,900 Active 5 DOM
12. 2026-06-03
    days on market $99,900 Active 4 DOM
13. 2026-06-02
    days on market $99,900 Active 3 DOM
14. 2026-06-01
    days on market $99,900 Active 2 DOM
15. 2026-05-31
    statusdays on marketlisting id $99,900 Active 1 DOM
16. 2026-05-30
    days on market $99,900 Coming Soon 4 DOM
17. 2026-05-26
    historical $99,900
18. 2024-01-18
    price $17,900 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

19. 2024-01-18
    price $17,900

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

20. 2024-01-16
    soldstatus $7,500 Sold

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

21. 2024-01-16
    soldstatus $7,500 Closed 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

22. 2024-01-13
    price $19,900 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

23. 2024-01-13
    price $19,900

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

24. 2024-01-13
    status Active

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

25. 2024-01-13
    status Back on Market 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

26. 2023-12-06
    listed $9,900

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

27. 2023-12-06
    historical

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

28. 2023-12-06
    historical 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

29. 2023-12-06
    listed $9,900 260-char remark

    Show marketing remark (260 chars)

    Handyman special. Cash or short-term land contract only. This 2 bed, 1 bath home with full basement and 2-car garage is perfect for an investor. Please review the photos prior to scheduling a showing. The home is in need of extensive repairs. Bring all offers!

30. 2015-02-27
    soldstatus $9,000
31. 2015-02-27
    soldstatus $9,000
32. 2015-02-11
    historical
33. 2014-11-21
    listed $8,768
34. 2014-11-21
    listed $8,768

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/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: $13,514
• − Mortgage interest: −$5,036
• − Property taxes: −$2,131
• − Insurance: −$450
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,615
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,170/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

+1039.4% since first listed

18 events — show timeline

• 2026-05-26 Coming Soon $99,900 MiRealSource-MiMLS
• 2024-01-18 Price Changed $17,900 MiRealSource-MiMLS
• 2024-01-18 Price Changed $17,900 REALCOMP
• 2024-01-16 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2024-01-16 Sold (MLS) $7,500 REALCOMP
• 2024-01-13 Price Changed $19,900 MiRealSource-MiMLS
• 2024-01-13 Price Changed $19,900 REALCOMP
• 2024-01-13 Relisted — REALCOMP
• 2024-01-13 Relisted — MiRealSource-MiMLS
• 2023-12-06 Listed $9,900 MiRealSource-MiMLS
• 2023-12-06 Listing Removed — MiRealSource-MiMLS
• 2023-12-06 Listing Removed — REALCOMP
• 2023-12-06 Listed $9,900 REALCOMP
• 2015-02-27 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2015-02-27 Sold (MLS) $9,000 REALCOMP
• 2015-02-11 Listing Removed — MiRealSource-MiMLS
• 2014-11-21 Listed $8,768 MiRealSource-MiMLS
• 2014-11-21 Listed $8,768 REALCOMP

Property tax history

+7.4%/yr

Latest (2025): $2,131 · +70.5% YoY. Source: county tax records.