1704 E Webster Rd · Flint, MI 48505

$27,000

2 bd · 1.0 ba · 873 sqft · SingleFamily public records · 184 Days on market

Built 1957 0.36 ac lot Est $30k · 9% under ↓ 16% since listing

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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 +11.6/15.0
• 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

Up for sale is a two bedroom Ranch Home in Flint.

Key facts

• 0.36 acre lot
• Built 1957
• Listed 183 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: No garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; No pool; Asphalt roof

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Crawl space basement; Total of 5 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 34% 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 $909 of equity ($187 loan paydown + $722 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 184 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 30.88%
• Cash-on-cash: 87.83%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $29,682
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7021 Cecil Dr	0.49mi	3/1.0 (+1)	870 (-0%)	13mo	$5,000	$6	60
1710 Polly St	0.35mi	2/1.0	768 (-12%)	10mo	$12,000	$16	55
1221 E Home Ave	0.52mi	2/1.0	743 (-15%)	21mo	$25,000	$34	34
5801 Western Rd	0.75mi	3/1.5 (+1)	948 (+9%)	22mo	$75,000	$79	26

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: 91.9%
• Equity multiple: 6.03×
• Total profit: $38,045
• Equity at exit: $11,648

10-year hold

• IRR: 91.7%
• Equity multiple: 12.46×
• Total profit: $86,654
• Equity at exit: $17,577

Cash invested: $7,560 (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: 2.4×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $553

Break-even live

Break-even rent $236

Max offer price $27,000

Occupancy floor 36%

Sensitivity live

Price	-10% $572	-5% $563	+0% $553	+5% $544	+10% $535
Rent	-10% $479	-5% $516	+0% $553	+5% $590	+10% $627
Rate	-1.0pp $567	-0.5pp $560	base $553	+0.5pp $546	+1.0pp $539

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	0.27mi

Listing history 28 events

1. 2026-06-21
   days on market $27,000 Active 184 DOM
2. 2026-06-18
   days on market $27,000 Active 181 DOM
3. 2026-06-17
   days on market $27,000 Active 180 DOM
4. 2026-06-16
   days on market $27,000 Active 179 DOM
5. 2026-06-15
   days on market $27,000 Active 178 DOM
6. 2026-06-14
   days on market $27,000 Active 176 DOM
7. 2026-06-13
   days on market $27,000 Active 175 DOM
8. 2026-06-10
   days on market $27,000 Active 173 DOM
9. 2026-06-09
   days on market $27,000 Active 172 DOM
10. 2026-06-08
    days on market $27,000 Active 171 DOM
11. 2026-06-07
    days on market $27,000 Active 170 DOM
12. 2026-06-05
    days on market $27,000 Active 167 DOM
13. 2026-06-03
    days on market $27,000 Active 166 DOM
14. 2026-06-02
    days on market $27,000 Active 165 DOM
15. 2026-06-01
    days on market $27,000 Active 164 DOM
16. 2026-05-31
    days on market $27,000 Active 163 DOM
17. 2026-05-30
    days on market $27,000 Active 162 DOM
18. 2026-02-21
    price $27,000 49-char remark

    Show marketing remark (49 chars)

    Up for sale is a two bedroom Ranch Home in Flint.

19. 2026-02-20
    price $27,000
20. 2025-12-19
    listed $37,000 Active 49-char remark

    Show marketing remark (49 chars)

    Up for sale is a two bedroom Ranch Home in Flint.

21. 2025-12-19
    listed $37,000 Active

    Show marketing remark (49 chars)

    Up for sale is a two bedroom Ranch Home in Flint.

22. 2024-06-19
    soldstatus $22,022 Sold 274-char remark

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

23. 2024-06-19
    soldstatus $22,022 Closed

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

24. 2024-05-24
    status Pending

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

25. 2024-05-24
    status Pending 274-char remark

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

26. 2024-05-06
    listed $22,000 Active 274-char remark

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

27. 2024-05-06
    listed $22,000 Active

    Show marketing remark (274 chars)

    HUD Home. Up for sale is a two bedroom Ranch Home in Flint. Owner Occupants, Nonprofits, and Government Agencies Bid deadline 05/12/24 by 11:59P. FHA Case #262-138683 FHA Insurability - IE (Insured Escrow). Equal Housing Opportunity. For more info web search HUD Home Store.

28. 2002-03-06
    soldstatus $32,000

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,239
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$785
• Taxable income: $6,603
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $5,055/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

-15.6% since first listed

11 events — show timeline

• 2026-02-21 Price Changed $27,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $27,000 REALCOMP
• 2025-12-19 Listed $37,000 REALCOMP
• 2025-12-19 Listed $37,000 MiRealSource-MiMLS
• 2024-06-19 Sold (MLS) $22,022 MiRealSource-MiMLS
• 2024-06-19 Sold (MLS) $22,022 REALCOMP
• 2024-05-24 Pending — MiRealSource-MiMLS
• 2024-05-24 Pending — REALCOMP
• 2024-05-06 Listed $22,000 MiRealSource-MiMLS
• 2024-05-06 Listed $22,000 REALCOMP
• 2002-03-06 Sold (Public Records) $32,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,016 · +179.5% YoY. Source: county tax records.