801 Hubbard Ave · Flint, MI 48503

$54,900

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 34 Days on market

Built 1942 5,663 sqft lot Est $61k · 10% under ↓ 8% 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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Updated 2-Bedroom Home in a Convenient Location Move-in ready and beautifully updated! This inviting 2-bedroom, 1-bath home features a fresh modern feel with a new kitchen, updated bathroom, new flooring, and fresh paint throughout. Enjoy extra storage and with a full basement, plus a detached garage for added convenience. Perfectly located close to shopping, hospitals, restaurants, and expressway access, making commuting and daily errands quick and easy. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this home offers comfort, convenience, and value all in one package.

Key facts

• New kitchen
• Full basement
• Convenient location

Tags

• NEW KITCHEN
• UPDATED BATHROOM
• FULL BASEMENT
• DETACHED GARAGE
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (63.54 x 88.43)

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 11.5% in Flint — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 8.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $55k implies a 510% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.91% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.40%
• DSCR: 2.35
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $61,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
874 Tacken St	0.30mi	3/1.0 (+1)	1,126 (-1%)	3mo	$30,000	$27	78
3709 Brentwood Dr	0.32mi	3/1.0 (+1)	1,176 (+4%)	3mo	$130,000	$111	71
2710 Mansfield Ave	0.37mi	3/1.0 (+1)	1,200 (+6%)	4mo	$115,000	$96	65
3018 Fielding St	0.31mi	3/1.0 (+1)	993 (-12%)	1mo	$21,000	$21	59
1010 Hughes Ave	0.36mi	2/1.0	996 (-12%)	6mo	$50,000	$50	58
1114 Clancy Ave	0.52mi	2/1.0	1,009 (-11%)	3mo	$36,000	$36	55
2621 Swayze St	0.65mi	2/1.0	1,043 (-8%)	3mo	$76,950	$74	54
1202 Knapp Ave	0.46mi	3/1.0 (+1)	1,255 (+11%)	3mo	$49,900	$40	53
3119 Sherwood Dr	0.37mi	3/1.0 (+1)	995 (-12%)	7mo	$77,000	$77	52
1205 Stocker Ave	0.46mi	3/1.5 (+1)	1,024 (-10%)	5mo	$55,000	$54	51
1409 Stocker Ave	0.58mi	2/1.0	1,290 (+14%)	1mo	$50,250	$39	49
3631 Ridgecliffe Dr	0.64mi	3/1.5 (+1)	1,260 (+11%)	6mo	$173,000	$137	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.40×
• Total profit: $21,500
• Equity at exit: $8,186

10-year hold

• IRR: 41.1%
• Equity multiple: 5.95×
• Total profit: $76,093
• Equity at exit: $4,747

Cash invested: $15,372 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$288
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $389

Break-even live

Break-even rent $556

Max offer price $54,900

Occupancy floor 58%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.04mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.44mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.59mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.65mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.73mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.73mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	0.77mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.85mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	0.86mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	43d	1	1.13mi

Listing history 33 events

1. 2026-06-18
   days on market $54,900 Active 34 DOM
2. 2026-06-17
   days on market $54,900 Active 33 DOM
3. 2026-06-16
   days on market $54,900 Active 32 DOM
4. 2026-06-15
   days on market $54,900 Active 31 DOM
5. 2026-06-14
   days on market $54,900 Active 29 DOM
6. 2026-06-13
   days on market $54,900 Active 28 DOM
7. 2026-06-10
   days on market $54,900 Active 26 DOM
8. 2026-06-09
   days on market $54,900 Active 25 DOM
9. 2026-06-08
   days on market $54,900 Active 24 DOM
10. 2026-06-07
    days on market $54,900 Active 23 DOM
11. 2026-06-05
    days on market $54,900 Active 20 DOM
12. 2026-06-03
    days on market $54,900 Active 19 DOM
13. 2026-06-03
    price $54,900 Active 18 DOM
14. 2026-06-02
    days on market $59,500 Active 18 DOM
15. 2026-06-01
    days on market $59,500 Active 17 DOM
16. 2026-05-31
    days on market $59,500 Active 16 DOM
17. 2026-05-30
    days on market $59,500 Active 15 DOM
18. 2026-05-15
    listed $59,500 Active

    Show marketing remark (631 chars)

    Charming Updated 2-Bedroom Home in a Convenient Location Move-in ready and beautifully updated! This inviting 2-bedroom, 1-bath home features a fresh modern feel with a new kitchen, updated bathroom, new flooring, and fresh paint throughout. Enjoy extra storage and with a full basement, plus a detached garage for added convenience. Perfectly located close to shopping, hospitals, restaurants, and expressway access, making commuting and daily errands quick and easy. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this home offers comfort, convenience, and value all in one package.

19. 2026-05-15
    listed $59,500 Active 631-char remark

    Show marketing remark (631 chars)

    Charming Updated 2-Bedroom Home in a Convenient Location Move-in ready and beautifully updated! This inviting 2-bedroom, 1-bath home features a fresh modern feel with a new kitchen, updated bathroom, new flooring, and fresh paint throughout. Enjoy extra storage and with a full basement, plus a detached garage for added convenience. Perfectly located close to shopping, hospitals, restaurants, and expressway access, making commuting and daily errands quick and easy. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this home offers comfort, convenience, and value all in one package.

20. 2011-03-08
    soldstatus $9,000 179-char remark

    Show marketing remark (179 chars)

    Great investment opportunity or starter home. Features a detached garage, fenced yard, full basement and breakfast area. Hardwood floors in living room and has newer vinyl siding.

21. 2010-12-14
    listed $11,000 179-char remark

    Show marketing remark (179 chars)

    Great investment opportunity or starter home. Features a detached garage, fenced yard, full basement and breakfast area. Hardwood floors in living room and has newer vinyl siding.

22. 2010-12-06
    historical
23. 2010-12-06
    historical
24. 2010-12-06
    historical
25. 2005-07-15
    listed $59,900
26. 2005-07-15
    historical
27. 2005-07-15
    listed $59,900
28. 2004-11-04
    listed $59,900
29. 2004-11-04
    historical
30. 2004-11-04
    listed $59,900
31. 2004-07-22
    listed $64,900
32. 2004-07-22
    historical
33. 2004-07-22
    listed $64,900

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/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: $12,583
• − Mortgage interest: −$3,075
• − Property taxes: −$1,539
• − Insurance: −$274
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,597
• Taxable income: $4,085
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $3,693/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

-8.3% since first listed

16 events — show timeline

• 2026-05-15 Listed $59,500 MiRealSource-MiMLS
• 2026-05-15 Listed $59,500 REALCOMP
• 2011-03-08 Sold (MLS) $9,000 REALCOMP
• 2010-12-14 Listed $11,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2005-07-15 Listed $59,900 MiRealSource-MiMLS
• 2005-07-15 Listing Removed — MiRealSource-MiMLS
• 2005-07-15 Listed $59,900 REALCOMP
• 2004-11-04 Listed $59,900 MiRealSource-MiMLS
• 2004-11-04 Listing Removed — MiRealSource-MiMLS
• 2004-11-04 Listed $59,900 REALCOMP
• 2004-07-22 Listed $64,900 MiRealSource-MiMLS
• 2004-07-22 Listing Removed — MiRealSource-MiMLS
• 2004-07-22 Listed $64,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $1,539 · +1.8% YoY. Source: county tax records.