927 Alvord Ave · Flint, MI 48507

$75,000

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 2 Days on market

Built 1946 3,485 sqft lot Est $62k · 21% over

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Why this score? — see what drove the D+ 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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home with a full basement and detached garage. This property offers great potential for homeowners or investors alike. Features include spacious living areas, a functional layout, additional storage space in the basement, and a detached garage for parking or workshop use. Conveniently located near schools, shopping, dining, and major roadways. Don't miss this opportunity to make this property your own!

Key facts

• Full basement
• Detached garage
• 3,485 sq ft lot

Tags

• FULL BASEMENT
• DETACHED GARAGE
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Built as residential single-family
• Exterior features: Paved road access; Lot roughly 60 x 100 (0.08 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $75k).
• Cap rate 8.8% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 207 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $23k; list at $75k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.19% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $62,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Campbell St	0.18mi	3/1.0 (+1)	924 (+2%)	1mo	$89,000	$96	82
1105 Lincoln Ave	0.37mi	2/1.0	896 (-1%)	2mo	$38,000	$42	80
3805 Brunswick Ave	0.21mi	3/1.0 (+1)	921 (+2%)	4mo	$25,000	$27	78
1413 Waldman Ave	0.45mi	3/1.0 (+1)	903 (+0%)	4mo	$99,900	$111	70
1514 W Atherton Rd	0.49mi	3/1.0 (+1)	925 (+2%)	2mo	$35,000	$38	66
912 Markham St	0.22mi	2/1.0	1,020 (+13%)	4mo	$71,000	$70	65
1514 Vermilya Ave	0.60mi	2/1.0	952 (+6%)	0mo	$66,000	$69	63
1125 Ingleside Ave	0.24mi	2/1.0	771 (-14%)	2mo	$7,500	$10	63
1902 Crestbrook Ln	0.54mi	3/1.0 (+1)	969 (+7%)	1mo	$111,000	$115	56
839 Barrie Ave	0.64mi	2/1.0	816 (-10%)	3mo	$35,000	$43	52
937 Barrie Ave	0.63mi	2/1.0	780 (-14%)	1mo	$29,000	$37	47
3312 Renault Dr	0.69mi	3/1.0 (+1)	988 (+10%)	3mo	$185,000	$187	44

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-4,584
• Equity at exit: $11,183

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-884
• Equity at exit: $6,485

Cash invested: $21,000 (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: 207
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$393
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $159

Break-even live

Break-even rent $688

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $202	-5% $181	+0% $159	+5% $138	+10% $117
Rent	-10% $89	-5% $124	+0% $159	+5% $194	+10% $230
Rate	-1.0pp $197	-0.5pp $178	base $159	+0.5pp $140	+1.0pp $120

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.17mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.48mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.48mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.60mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.50mi

Listing history 4 events

1. 2026-06-13
   status $75,000 Pending 2 DOM
2. 2026-06-10
   days on market $75,000 Active 2 DOM
3. 2026-06-09
   remarks 432-char remark
4. 2026-06-09
   listed $75,000 Active 1 DOM

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,430 · $119/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: $10,680
• − Mortgage interest: −$4,201
• − Property taxes: −$1,430
• − Insurance: −$375
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,182
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $1,724/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

+66.7% since first listed

7 events — show timeline

• 2026-06-05 Listed $75,000 MiRealSource-MiMLS
• 2026-06-05 Listed $75,000 REALCOMP
• 2018-10-04 Sold (Public Records) $22,850 Public Records
• 2018-10-01 Sold (MLS) $22,850 REALCOMP
• 2018-09-14 Pending — REALCOMP
• 2018-09-07 Listed $22,850 REALCOMP
• 2007-02-23 Sold (Public Records) $45,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,430 · +1.8% YoY. Source: county tax records.