205 E Jackson Ave · Flint, MI 48505

$28,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 36 Days on market

Built 1927 8,712 sqft lot Est $40k · 30% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Cute 2 bedroom 1 bath home.

Key facts

• 8,712 sq ft lot
• Built 1927
• Listed 36 days

Property features AI

Finance

• Other: Residential property in Hill Crest Estates subdivision; Located west of Saginaw and north of Rankin
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Brick construction
• Exterior features: Lot approximately 0.2 acres; Lot dimensions: 5480

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Has basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.6% 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: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 35% 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 $943 of equity ($194 loan paydown + $749 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.47% ✓
• Cap rate: 30.57%
• Cash-on-cash: 86.72%
• DSCR: 4.86
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $40,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2217 Francis Ave	0.35mi	3/1.5 (+1)	1,257 (-3%)	0mo	$31,500	$25	71
115 E Genesee St	0.12mi	3/1.0 (+1)	1,160 (-10%)	2mo	$9,500	$8	70
115 W Baker St	0.23mi	3/1.0 (+1)	1,200 (-7%)	3mo	$32,000	$27	69
506 Green St	0.55mi	3/1.0 (+1)	1,312 (+1%)	1mo	$52,000	$40	67
501 W Witherbee St	0.62mi	3/1.0 (+1)	1,274 (-2%)	3mo	$39,000	$31	61
3312 Buick St	0.34mi	3/1.5 (+1)	1,384 (+7%)	7mo	$16,000	$12	60
133 E Mcclellan St	0.16mi	3/1.5 (+1)	1,157 (-11%)	12mo	$61,000	$53	58
617 W Witherbee St	0.70mi	3/1.0 (+1)	1,330 (+3%)	4mo	$15,525	$12	55
317 W Witherbee St	0.55mi	3/1.0 (+1)	1,196 (-8%)	6mo	$125,000	$105	51
125 W Paterson St	0.62mi	3/1.0 (+1)	1,368 (+6%)	8mo	$18,000	$13	50
164 E Hamilton Ave	0.41mi	3/1.0 (+1)	1,152 (-11%)	10mo	$39,000	$34	49
521 Odette St	0.68mi	3/1.5 (+1)	1,410 (+9%)	15mo	$105,000	$74	34

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: 90.9%
• Equity multiple: 5.97×
• Total profit: $38,998
• Equity at exit: $12,079

10-year hold

• IRR: 90.6%
• Equity multiple: 12.34×
• Total profit: $88,894
• Equity at exit: $18,228

Cash invested: $7,840 (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: 2.4×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $567

Break-even live

Break-even rent $256

Max offer price $28,000

Occupancy floor 37%

Sensitivity live

Price	-10% $582	-5% $574	+0% $567	+5% $559	+10% $551
Rent	-10% $490	-5% $528	+0% $567	+5% $605	+10% $643
Rate	-1.0pp $581	-0.5pp $574	base $567	+0.5pp $559	+1.0pp $552

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.60mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.83mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	1.23mi

Listing history 16 events

1. 2026-06-15
   status $28,000 Pending 36 DOM
2. 2026-06-15
   days on market $28,000 Active 36 DOM
3. 2026-06-14
   days on market $28,000 Active 34 DOM
4. 2026-06-13
   days on market $28,000 Active 33 DOM
5. 2026-06-10
   days on market $28,000 Active 31 DOM
6. 2026-06-09
   days on market $28,000 Active 30 DOM
7. 2026-06-08
   days on market $28,000 Active 29 DOM
8. 2026-06-07
   days on market $28,000 Active 28 DOM
9. 2026-06-05
   days on market $28,000 Active 25 DOM
10. 2026-06-03
    days on market $28,000 Active 24 DOM
11. 2026-06-02
    days on market $28,000 Active 23 DOM
12. 2026-06-01
    days on market $28,000 Active 22 DOM
13. 2026-05-31
    days on market $28,000 Active 21 DOM
14. 2026-05-30
    days on market $28,000 Active 20 DOM
15. 2026-05-11
    listed $28,000 Active
16. 2026-05-10
    listed $28,000 Active 27-char remark

    Show marketing remark (27 chars)

    Cute 2 bedroom 1 bath home.

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $523 · $44/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,676
• − Mortgage interest: −$1,568
• − Property taxes: −$523
• − Insurance: −$140
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$815
• Taxable income: $6,762
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,176/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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $28,000 REALCOMP
• 2026-05-10 Listed $28,000 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $523 · +1.1% YoY. Source: county tax records.