1213 Mohawk Ave · Flint, MI 48507

$84,200

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 5 Days on market

Built 1955 5,663 sqft lot Est $90k · 6% 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 +28.3/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

A 3-bedroom, 1 full and 1/2 bath ranch with a full basement in the Circle Dr/ Southwood area. This home offers an open kitchen, comfortable living room, and new floor, new paint, the full basement provides plenty of storage or hobby space.

Key facts

• Plenty of storage
• Full basement
• Open kitchen

Tags

• OPEN KITCHEN
• COMFORTABLE LIVING ROOM
• FULL BASEMENT
• PLENTY OF STORAGE
• HOBBY SPACE

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5-car)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof
• Exterior features: Awnings; Paved road access

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $582 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,200

Questions for the listing agent

1. Built in 1955 — 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: 1.25% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Mohawk Ave	0.04mi	3/1.0	936 (0%)	16mo	$40,000	$43	83
2914 Dearborn Ave	0.28mi	3/1.0	936 (0%)	15mo	$119,500	$128	72
3114 Comanche Ave	0.25mi	3/1.0	917 (-2%)	14mo	$65,000	$71	72
630 Buckingham Ave Ave	0.65mi	3/1.0	936 (0%)	1mo	$89,999	$96	67
601 Buckingham Ave	0.67mi	2/1.0 (-1)	942 (+1%)	9mo	$45,000	$48	54
3911 Ogema Ave	0.64mi	3/1.0	929 (-1%)	19mo	$47,000	$51	51
3037 Shaw St	0.60mi	2/1.0 (-1)	982 (+5%)	10mo	$94,900	$97	49
629 Buckingham Ave	0.63mi	3/1.0	1,008 (+8%)	16mo	$54,000	$54	42
2307 S Term St	0.69mi	2/1.5 (-1)	1,046 (+12%)	6mo	$139,000	$133	38
3016 Shaw St	0.55mi	2/1.0 (-1)	1,000 (+7%)	21mo	$100,000	$100	38
3126 Shaw St	0.75mi	3/1.0	1,040 (+11%)	17mo	$116,000	$112	30
602 Buckingham Ave	0.69mi	2/1.0 (-1)	798 (-15%)	9mo	$39,000	$49	29

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $398
• Equity at exit: $12,554

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $10,487
• Equity at exit: $7,280

Cash invested: $23,576 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$442
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $269

Break-even live

Break-even rent $713

Max offer price $84,200

Occupancy floor 69%

Sensitivity live

Price	-10% $317	-5% $293	+0% $269	+5% $245	+10% $221
Rent	-10% $186	-5% $227	+0% $269	+5% $310	+10% $352
Rate	-1.0pp $311	-0.5pp $290	base $269	+0.5pp $247	+1.0pp $225

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: $21,050
• Closing costs: $2,526
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	0.32mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.85mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.07mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.09mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	1.38mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $84,200 Pending 5 DOM
2. 2026-06-05
   days on market $84,200 Active 4 DOM
3. 2026-06-03
   days on market $84,200 Active 3 DOM
4. 2026-06-02
   days on market $84,200 Active 2 DOM
5. 2026-05-31
   remarks 239-char remark

   Show marketing remark (239 chars)

   A 3-bedroom, 1 full and 1/2 bath ranch with a full basement in the Circle Dr/ Southwood area. This home offers an open kitchen, comfortable living room, and new floor, new paint, the full basement provides plenty of storage or hobby space.

6. 2026-05-31
   listed $84,200 Active 1 DOM

   Show marketing remark (239 chars)

   A 3-bedroom, 1 full and 1/2 bath ranch with a full basement in the Circle Dr/ Southwood area. This home offers an open kitchen, comfortable living room, and new floor, new paint, the full basement provides plenty of storage or hobby space.

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$131/yr (+$11/mo · 12.6%)

ⓘ 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: $12,635
• − Mortgage interest: −$4,717
• − Property taxes: −$1,036
• − Insurance: −$421
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,449
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,748/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

+0.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $84,200 REALCOMP
• 2026-05-31 Listed $84,200 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $1,036 · +1.6% YoY. Source: county tax records.