1218 E Piper Ave · Flint, MI 48505

$8,800

2 bd · 1.0 ba · 741 sqft · SingleFamily public records · 351 Days on market

Built 1955 5,227 sqft lot ↓ 51% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

Key facts

• 5,227 sq ft lot
• Built 1955
• Listed 351 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Other exterior materials
• Exterior features: Paved road access; Lot approximately 0.12 acres (49 x 102.91)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.
• Cap rate 96.7% 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 $296 of equity ($61 loan paydown + $235 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,744 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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.
10. 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.
11. 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: 10.41% ✓
• Cap rate: 96.71%
• Cash-on-cash: 322.93%
• DSCR: 15.37
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $26,676
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 E Home Ave	0.03mi	2/1.0	743 (+0%)	21mo	$25,000	$34	81
1167 E Hobson Ave	0.09mi	2/1.0	696 (-6%)	21mo	$25,000	$36	68
774 E Carpenter Rd	0.74mi	2/1.0	726 (-2%)	8mo	$30,000	$41	55
1710 Polly St	0.68mi	2/1.0	768 (+4%)	10mo	$12,000	$16	54
738 E York Ave	0.71mi	2/1.0	680 (-8%)	4mo	$24,500	$36	50
5020 Alfred St	0.62mi	2/1.0	687 (-7%)	16mo	$35,000	$51	46
726 E Parkway Ave	0.72mi	2/1.0	641 (-14%)	7mo	$44,000	$69	38

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: —
• Equity multiple: 16.81×
• Total profit: $38,963
• Equity at exit: $3,796

10-year hold

• IRR: —
• Equity multiple: 35.79×
• Total profit: $85,717
• Equity at exit: $5,729

Cash invested: $2,464 (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: 0.8×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$46
• Tax est. 1.5%: −$11 /mo · $132/yr
• Insurance: −$4
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $597

Break-even live

Break-even rent $161

Max offer price $8,800

Occupancy floor 30%

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: $2,200
• Closing costs: $264
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $8,800 Active 351 DOM
2. 2026-06-17
   days on market $8,800 Active 350 DOM
3. 2026-06-16
   days on market $8,800 Active 349 DOM
4. 2026-06-15
   days on market $8,800 Active 348 DOM
5. 2026-06-14
   days on market $8,800 Active 346 DOM
6. 2026-06-13
   days on market $8,800 Active 345 DOM
7. 2026-06-10
   days on market $8,800 Active 343 DOM
8. 2026-06-09
   days on market $8,800 Active 342 DOM
9. 2026-06-08
   days on market $8,800 Active 341 DOM
10. 2026-06-07
    days on market $8,800 Active 340 DOM
11. 2026-06-05
    days on market $8,800 Active 337 DOM
12. 2026-06-03
    days on market $8,800 Active 336 DOM
13. 2026-06-02
    days on market $8,800 Active 335 DOM
14. 2026-06-01
    days on market $8,800 Active 334 DOM
15. 2026-05-31
    days on market $8,800 Active 333 DOM
16. 2026-05-30
    days on market $8,800 Active 332 DOM
17. 2026-04-01
    price $8,800 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

18. 2026-03-31
    price $8,800
19. 2026-02-05
    price $7,800 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

20. 2026-02-04
    price $7,800
21. 2026-01-05
    price $7,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

22. 2026-01-05
    price $7,900

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

23. 2025-10-09
    price $6,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

24. 2025-10-08
    price $6,900
25. 2025-09-24
    price $6,300 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

26. 2025-09-24
    price $6,300

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

27. 2025-09-11
    price $6,400 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

28. 2025-09-10
    price $6,400
29. 2025-09-04
    price $6,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

30. 2025-09-04
    price $6,900

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

31. 2025-08-29
    price $7,400 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

32. 2025-08-29
    price $7,400

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

33. 2025-08-23
    price $7,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

34. 2025-08-22
    price $7,900
35. 2025-08-13
    price $8,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

36. 2025-08-13
    price $8,900

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

37. 2025-08-08
    price $9,400 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

38. 2025-08-08
    price $9,400

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

39. 2025-08-02
    price $9,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

40. 2025-08-02
    price $9,900

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

41. 2025-07-26
    price $10,400 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

42. 2025-07-25
    price $10,400
43. 2025-07-21
    price $10,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

44. 2025-07-21
    price $10,900

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

45. 2025-07-18
    status Active
46. 2025-07-17
    historical
47. 2025-07-14
    price $12,400 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

48. 2025-07-14
    price $12,400

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

49. 2025-07-12
    price $12,900 737-char remark

    Show marketing remark (737 chars)

    Great Opportunity – Full Renovation Project! This 2-bedroom, 1-bath home is ready for a full renovation and packed with potential. Whether you're looking to create your forever home or add a strong performer to your rental portfolio, this property is a smart investment. Located in a solid neighborhood Plenty of upside with sweat equity Ideal for investors, flippers, or first-time buyers ready to renovate Bring your vision and turn this diamond in the rough into something special. Priced to move - don't miss out on this opportunity! Please note - it is a violation of NAR rules to provide access instructions directly to the public. All showings must be conducted with a licensed REALTOR present. No exceptions.

50. 2025-07-11
    price $12,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: −$493
• − Property taxes: −$132
• − Insurance: −$842
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$256
• Taxable income: $7,514
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $5,356/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

-50.8% since first listed

38 events — show timeline

• 2026-04-01 Price Changed $8,800 MiRealSource-MiMLS
• 2026-03-31 Price Changed $8,800 REALCOMP
• 2026-02-05 Price Changed $7,800 MiRealSource-MiMLS
• 2026-02-04 Price Changed $7,800 REALCOMP
• 2026-01-05 Price Changed $7,900 MiRealSource-MiMLS
• 2026-01-05 Price Changed $7,900 REALCOMP
• 2025-10-09 Price Changed $6,900 MiRealSource-MiMLS
• 2025-10-08 Price Changed $6,900 REALCOMP
• 2025-09-24 Price Changed $6,300 MiRealSource-MiMLS
• 2025-09-24 Price Changed $6,300 REALCOMP
• 2025-09-11 Price Changed $6,400 MiRealSource-MiMLS
• 2025-09-10 Price Changed $6,400 REALCOMP
• 2025-09-04 Price Changed $6,900 MiRealSource-MiMLS
• 2025-09-04 Price Changed $6,900 REALCOMP
• 2025-08-29 Price Changed $7,400 MiRealSource-MiMLS
• 2025-08-29 Price Changed $7,400 REALCOMP
• 2025-08-23 Price Changed $7,900 MiRealSource-MiMLS
• 2025-08-22 Price Changed $7,900 REALCOMP
• 2025-08-13 Price Changed $8,900 MiRealSource-MiMLS
• 2025-08-13 Price Changed $8,900 REALCOMP
• 2025-08-08 Price Changed $9,400 MiRealSource-MiMLS
• 2025-08-08 Price Changed $9,400 REALCOMP
• 2025-08-02 Price Changed $9,900 MiRealSource-MiMLS
• 2025-08-02 Price Changed $9,900 REALCOMP
• 2025-07-26 Price Changed $10,400 MiRealSource-MiMLS
• 2025-07-25 Price Changed $10,400 REALCOMP
• 2025-07-21 Price Changed $10,900 MiRealSource-MiMLS
• 2025-07-21 Price Changed $10,900 REALCOMP
• 2025-07-18 Relisted — REALCOMP
• 2025-07-17 Listing Removed — REALCOMP
• 2025-07-14 Price Changed $12,400 MiRealSource-MiMLS
• 2025-07-14 Price Changed $12,400 REALCOMP
• 2025-07-12 Price Changed $12,900 MiRealSource-MiMLS
• 2025-07-11 Price Changed $12,900 REALCOMP
• 2025-07-07 Price Changed $16,900 MiRealSource-MiMLS
• 2025-07-07 Price Changed $16,900 REALCOMP
• 2025-07-01 Listed $17,900 REALCOMP
• 2025-07-01 Listed $17,900 MiRealSource-MiMLS

Property tax history

+7.5%/yr

Latest (2025): $864 · +1.5% YoY. Source: county tax records.