3243 Dakota Ave · Flint, MI 48506

$74,900

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.25 ac lot Est $62k · 20% over

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Why this score? — see what drove the C 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home offers wonderful light, covered porch, marble window sills, ceramic tile, fenced yard and large window air conditioner. It has been refreshed with new bathroom fixtures, light fixtures, rear screen door, blinds, carpet and paint. Windows have had necessary glass replacement and sash refurbishment done by Vinyl Sash of Michigan - Flint. House and garage have been power washed and front yard trees trimmed. Larger kitchen and dining room with great cabinet space and a new refrigerator. There is a separate utility and laundry area with a sink. Garage is 1.5 car with electricity, opener, workbench area and attached carport/patio. Large detached shed for additional storage.

Key facts

• Ceramic flooring
• Vinyl windows
• Oak cabinets

Tags

• NEWER BATH
• LARGER REFINISHED KITCHEN
• OAK CABINETS
• CERAMIC FLOORING
• MAIN FLOOR LAUNDRY
• VINYL WINDOWS

Property features AI

Finance

• Other: Subdivision: EASTWOOD ACRES; Cross streets: Averill & Branch
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with automatic door opener; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Shallow crawl space foundation; Built area above grade: 824 (square feet)
• Exterior features: Front porch; Fenced yard; Shed(s) on the property

Interior

• Bedrooms: 2 total rooms (includes sleeping areas)
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Gas water heater; Crawl space basement

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 $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

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: 202 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1950 — 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: 1.28% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $62,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 Oklahoma Ave	0.29mi	2/1.0	746 (-5%)	1mo	$54,400	$73	77
2908 Douglas Ave	0.39mi	2/1.0	823 (+4%)	2mo	$68,900	$84	72
2719 Branch Rd	0.26mi	2/1.0	720 (-9%)	2mo	$19,000	$26	72
3213 Holly Ave	0.44mi	3/1.0 (+1)	799 (+1%)	3mo	$34,000	$43	70
3006 Agree Ave	0.48mi	2/1.0	700 (-11%)	3mo	$50,000	$71	56
3006 Arizona Ave	0.43mi	3/1.0 (+1)	900 (+14%)	1mo	$92,900	$103	50
2426 Maryland Ave	0.68mi	2/1.0	712 (-10%)	2mo	$36,000	$51	50
2925 Colorado Ave	0.40mi	3/1.0 (+1)	900 (+14%)	3mo	$25,000	$28	50
3809 Delaware Ave	0.45mi	3/1.0 (+1)	898 (+14%)	3mo	$140,000	$156	49
2074 N Center Rd	0.72mi	2/1.0	672 (-15%)	1mo	$80,000	$119	41
4093 Coral St	0.72mi	2/1.0	906 (+15%)	1mo	$105,000	$116	40
3813 Holly Ave	0.63mi	2/2.0	906 (+15%)	2mo	$72,000	$79	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $4,067
• Equity at exit: $11,168

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $24,418
• Equity at exit: $6,476

Cash invested: $20,972 (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 48506

• Active inventory: 202
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$393
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $254

Break-even live

Break-even rent $634

Max offer price $74,900

Occupancy floor 68%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.34mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	0.45mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	0.52mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.78mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	1.43mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	1.47mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $74,900 Active 48 DOM
2. 2026-06-17
   days on market $74,900 Active 47 DOM
3. 2026-06-16
   days on market $74,900 Active 46 DOM
4. 2026-06-15
   days on market $74,900 Active 45 DOM
5. 2026-06-14
   days on market $74,900 Active 43 DOM
6. 2026-06-13
   days on market $74,900 Active 42 DOM
7. 2026-06-10
   days on market $74,900 Active 40 DOM
8. 2026-06-09
   days on market $74,900 Active 39 DOM
9. 2026-06-08
   days on market $74,900 Active 38 DOM
10. 2026-06-07
    days on market $74,900 Active 37 DOM
11. 2026-06-05
    days on market $74,900 Active 34 DOM
12. 2026-06-03
    days on market $74,900 Active 33 DOM
13. 2026-06-02
    days on market $74,900 Active 32 DOM
14. 2026-06-01
    days on market $74,900 Active 31 DOM
15. 2026-05-31
    days on market $74,900 Active 30 DOM
16. 2026-05-30
    days on market $74,900 Active 29 DOM
17. 2026-05-01
    listed $74,900 Active 687-char remark

    Show marketing remark (687 chars)

    Great home offers wonderful light, covered porch, marble window sills, ceramic tile, fenced yard and large window air conditioner. It has been refreshed with new bathroom fixtures, light fixtures, rear screen door, blinds, carpet and paint. Windows have had necessary glass replacement and sash refurbishment done by Vinyl Sash of Michigan - Flint. House and garage have been power washed and front yard trees trimmed. Larger kitchen and dining room with great cabinet space and a new refrigerator. There is a separate utility and laundry area with a sink. Garage is 1.5 car with electricity, opener, workbench area and attached carport/patio. Large detached shed for additional storage.

18. 2026-05-01
    listed $74,900 Active

    Show marketing remark (687 chars)

    Great home offers wonderful light, covered porch, marble window sills, ceramic tile, fenced yard and large window air conditioner. It has been refreshed with new bathroom fixtures, light fixtures, rear screen door, blinds, carpet and paint. Windows have had necessary glass replacement and sash refurbishment done by Vinyl Sash of Michigan - Flint. House and garage have been power washed and front yard trees trimmed. Larger kitchen and dining room with great cabinet space and a new refrigerator. There is a separate utility and laundry area with a sink. Garage is 1.5 car with electricity, opener, workbench area and attached carport/patio. Large detached shed for additional storage.

19. 2010-12-03
    historical
20. 2009-08-28
    historical
21. 2008-08-29
    listed $49,900
22. 2008-08-29
    listed $49,900

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$114/yr (+$10/mo · 12.4%)

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

Taxation est. · year 1

• Rental income: $11,475
• − Mortgage interest: −$4,196
• − Property taxes: −$925
• − Insurance: −$374
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,179
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,581/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

+50.1% since first listed

6 events — show timeline

• 2026-05-01 Listed $74,900 REALCOMP
• 2026-05-01 Listed $74,900 MiRealSource-MiMLS
• 2010-12-03 Listing Removed — REALCOMP
• 2009-08-28 Listing Removed — MiRealSource-MiMLS
• 2008-08-29 Listed $49,900 MiRealSource-MiMLS
• 2008-08-29 Listed $49,900 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $925 · +1.6% YoY. Source: county tax records.