813 Mckeighan Ave · Flint, MI 48507

$72,000

2 bd · 1.0 ba · 887 sqft · SingleFamily public records · 5 Days on market

Built 1958 5,663 sqft lot Est $80k · 10% under

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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
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Welcome home to this adorable2-bedroom, 1-bath gem that's perfect for a first-time homebuyer or anyone looking for a cozy space with tons of potential! This charming starter home features brand new carpet and freshly painted walls, giving it a clean, move in ready feel. Step outside to enjoy a nice fenced in backyard, ideal for pets, kids or entertaining along with a great garage for added storage or workspace. Full of character and opportunity, this home is just waiting for its new owners to make it their own!

Key facts

• Fenced in backyard
• Great garage
• 5,663 sq ft lot

Tags

• FENCED IN BACKYARD
• GREAT GARAGE

Property features AI

Finance

• Other: Property type: Residential, single family
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built on lot approximately 0.13 acres (50 x 112.5)
• Exterior features: Deck; Porch; Back yard fencing; Paved road access

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Gas water heater; Full unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 30y 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 $45k; list at $72k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1958 — 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: 1.49% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $79,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3343 Cheyenne Ave	0.34mi	2/2.0	906 (+2%)	6mo	$114,000	$126	72
630 Buckingham Ave Ave	0.33mi	3/1.0 (+1)	936 (+6%)	1mo	$89,999	$96	70
3290 Ogema St	0.22mi	3/1.0 (+1)	836 (-6%)	10mo	$89,900	$108	67
601 Buckingham Ave	0.38mi	2/1.0	942 (+6%)	9mo	$45,000	$48	64
602 Buckingham Ave	0.36mi	2/1.0	798 (-10%)	9mo	$39,000	$49	59
4402 Red Arrow Rd	0.39mi	3/1.0 (+1)	946 (+7%)	10mo	$85,000	$90	57
3129 Shaw St	0.42mi	2/1.0	768 (-13%)	1mo	$50,315	$66	57
4306 Custer Ave	0.37mi	3/2.0 (+1)	836 (-6%)	11mo	$62,000	$74	55
3188 E Hemphill Rd	0.66mi	2/1.0	831 (-6%)	5mo	$28,000	$34	54
4526 Milton Dr	0.68mi	3/1.0 (+1)	929 (+5%)	2mo	$90,000	$97	54
3037 Shaw St	0.50mi	2/1.0	982 (+11%)	10mo	$94,900	$97	50
326 Burroughs Ave	0.59mi	2/1.0	1,008 (+14%)	2mo	$47,500	$47	48

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $6,160
• Equity at exit: $10,735

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $20,275
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $329

Break-even live

Break-even rent $660

Max offer price $72,000

Occupancy floor 64%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.13mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	0.25mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	0.53mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	0.99mi

Listing history 9 events

1. 2026-05-09
   status Pending

   Show marketing remark (516 chars)

   Welcome home to this adorable2-bedroom, 1-bath gem that's perfect for a first-time homebuyer or anyone looking for a cozy space with tons of potential! This charming starter home features brand new carpet and freshly painted walls, giving it a clean, move in ready feel. Step outside to enjoy a nice fenced in backyard, ideal for pets, kids or entertaining along with a great garage for added storage or workspace. Full of character and opportunity, this home is just waiting for its new owners to make it their own!

2. 2026-05-09
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Welcome home to this adorable2-bedroom, 1-bath gem that's perfect for a first-time homebuyer or anyone looking for a cozy space with tons of potential! This charming starter home features brand new carpet and freshly painted walls, giving it a clean, move in ready feel. Step outside to enjoy a nice fenced in backyard, ideal for pets, kids or entertaining along with a great garage for added storage or workspace. Full of character and opportunity, this home is just waiting for its new owners to make it their own!

3. 2026-05-04
   listed $72,000 Active

   Show marketing remark (516 chars)

   Welcome home to this adorable2-bedroom, 1-bath gem that's perfect for a first-time homebuyer or anyone looking for a cozy space with tons of potential! This charming starter home features brand new carpet and freshly painted walls, giving it a clean, move in ready feel. Step outside to enjoy a nice fenced in backyard, ideal for pets, kids or entertaining along with a great garage for added storage or workspace. Full of character and opportunity, this home is just waiting for its new owners to make it their own!

4. 2026-05-04
   listed $72,000 Active 516-char remark

   Show marketing remark (516 chars)

   Welcome home to this adorable2-bedroom, 1-bath gem that's perfect for a first-time homebuyer or anyone looking for a cozy space with tons of potential! This charming starter home features brand new carpet and freshly painted walls, giving it a clean, move in ready feel. Step outside to enjoy a nice fenced in backyard, ideal for pets, kids or entertaining along with a great garage for added storage or workspace. Full of character and opportunity, this home is just waiting for its new owners to make it their own!

5. 1996-08-16
   soldstatus $45,000 197-char remark

   Show marketing remark (197 chars)

   Perfect Starter Home. Custom Blinds, Window A/C, Full Basement W/ Rec. Room, Garage Wi/Opener, Beautifully Roofed Deck Off Kitchen. Fenced Yard, Separate Dining Room. Home Warranty. Priced To Sell.

6. 1996-08-16
   soldstatus $45,000

   Show marketing remark (197 chars)

   Perfect Starter Home. Custom Blinds, Window A/C, Full Basement W/ Rec. Room, Garage Wi/Opener, Beautifully Roofed Deck Off Kitchen. Fenced Yard, Separate Dining Room. Home Warranty. Priced To Sell.

7. 1996-07-11
   historical
8. 1996-07-02
   listed $46,500 197-char remark

   Show marketing remark (197 chars)

   Perfect Starter Home. Custom Blinds, Window A/C, Full Basement W/ Rec. Room, Garage Wi/Opener, Beautifully Roofed Deck Off Kitchen. Fenced Yard, Separate Dining Room. Home Warranty. Priced To Sell.

9. 1996-07-02
   listed $46,500

   Show marketing remark (197 chars)

   Perfect Starter Home. Custom Blinds, Window A/C, Full Basement W/ Rec. Room, Garage Wi/Opener, Beautifully Roofed Deck Off Kitchen. Fenced Yard, Separate Dining Room. Home Warranty. Priced To Sell.

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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: $12,916
• − Mortgage interest: −$4,033
• − Property taxes: −$1,365
• − Insurance: −$360
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,095
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,228/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

+54.8% since first listed

9 events — show timeline

• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-04 Listed $72,000 MiRealSource-MiMLS
• 2026-05-04 Listed $72,000 REALCOMP
• 1996-08-16 Sold (MLS) $45,000 MiRealSource-MiMLS
• 1996-08-16 Sold (MLS) $45,000 REALCOMP
• 1996-07-11 Listing Removed — MiRealSource-MiMLS
• 1996-07-02 Listed $46,500 MiRealSource-MiMLS
• 1996-07-02 Listed $46,500 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $1,365 · +1.8% YoY. Source: county tax records.