310 E Lyndon Ave · Flint, MI 48505

$24,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records

Built 1950 4,792 sqft 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
• 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

PENDING AT PRINT. Affordability and updates? Yep! This delightful, cozy home has been loved on by its current owner for decades. They have taken good care of it and are now looking for someone to continue the tradition. It comes complete with newer furnace, smart thermostat, updated electrical panel, Dover replacement windows (with warranty) new GE stainless steel 6 burner gas stove & Maytag washer and dryer. The bathroom was recently updated & upstair carpet is approx 4 years old with hardwood underneath for options! Downstairs is partially finished w/ a rec room to escape the summer heat or enjoy the early morning and evening breezes on the front enclosed sunroom-type porch

Key facts

• 4,792 sq ft lot
• Built 1950

Property features AI

Exterior

• Parking: Paved driveway for 2 vehicles
• Utilities: Public water; Public sanitary sewer; Natural gas; Electric power (standard)
• Home design: Residential, 1-story; Built in 1950; Basement present (partially finished)
• Construction: Fiber cement exterior; Basement foundation
• Exterior features: Fenced yard; Sidewalks; Street lights; Shed on property; Road frontage

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: First-floor bedroom (Entry level); Second bedroom (Entry level)
• Flooring: Carpet in living room and bedrooms; Wood floor in sun/florida room; Concrete flooring in family room and laundry area; Vinyl in kitchen; Laminate in bathroom
• Bathrooms: One main floor full bathroom; Bathroom floor covering is laminate
• Heating & cooling: Forced air heating; Window air conditioning units; Natural gas fuel
• Interior features: Cable/internet available; Hardwood floors; Sun/Florida room
• Laundry & utility: Washer and dryer included; Laundry room in basement (concrete floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $24k).
• Cap rate 32.7% 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: 100 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 $824 of equity ($169 loan paydown + $655 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,500

Questions for the listing agent

1. Built in 1950 — 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: 3.70% ✓
• Cap rate: 32.72%
• Cash-on-cash: 94.37%
• DSCR: 5.20
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $12,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 E Lyndon Ave	0.12mi	2/1.0	672 (0%)	6mo	$4,500	$7	89
421 E Home Ave	0.32mi	2/1.0	674 (+0%)	12mo	$13,000	$19	75
726 E Parkway Ave	0.41mi	2/1.0	641 (-5%)	7mo	$44,000	$69	67
242 E Foss Ave	0.57mi	2/1.0	692 (+3%)	6mo	$14,900	$22	64
203 E Stewart Ave	0.62mi	2/1.0	670 (-0%)	10mo	$37,000	$55	62
257 E Piper Ave	0.34mi	2/1.0	720 (+7%)	13mo	$7,000	$10	62
522 Austin St	0.46mi	2/1.0	677 (+1%)	22mo	$4,000	$6	58
414 E Lorado Ave	0.53mi	2/1.0	700 (+4%)	16mo	$12,700	$18	55
510 E Lorado Ave	0.55mi	2/1.0	763 (+14%)	13mo	$25,000	$33	41
414 W Russell Ave St	0.59mi	2/1.0	735 (+9%)	21mo	$3,200	$4	40

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: 98.4%
• Equity multiple: 6.38×
• Total profit: $36,909
• Equity at exit: $10,569

10-year hold

• IRR: 98.2%
• Equity multiple: 13.22×
• Total profit: $83,796
• Equity at exit: $15,950

Cash invested: $6,860 (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: 100
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $539

Break-even live

Break-even rent $223

Max offer price $24,500

Occupancy floor 35%

Sensitivity live

Price	-10% $553	-5% $546	+0% $539	+5% $533	+10% $526
Rent	-10% $468	-5% $504	+0% $539	+5% $575	+10% $611
Rate	-1.0pp $552	-0.5pp $546	base $539	+0.5pp $533	+1.0pp $527

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-15
   days on marketlisting id $24,500 Pending
2. 2026-06-14
   remarks 691-char remark
3. 2026-06-14
   listed $24,500 Pending 1 DOM

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $454 · $38/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 ≥96°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: $10,876
• − Mortgage interest: −$1,372
• − Property taxes: −$454
• − Insurance: −$122
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$713
• Taxable income: $6,474
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $4,920/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

2 events — show timeline

• 2026-06-13 Pending — MiRealSource-MiMLS
• 2026-06-12 Listed $24,500 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $454 · +0.9% YoY. Source: county tax records.