2609 Bertha Ave · Flint, MI 48504

$36,900

2 bd · 1.0 ba · 845 sqft · SingleFamily · 7 Days on market

Built 1951 0.55 ac lot Est $41k · 9% 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 +30.0/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Exceptional value-add opportunity with significant upside potential in desirable Flint Township and the Carman-Ainsworth School District. This 2-bedroom, 1-bath ranch sits on an oversized approximately 0.55-acre lot and presents a rare chance to acquire a property with strong after-repair value (ARV) potential. Comparable renovated homes in the area support a compelling investment thesis, making this an attractive opportunity for investors, flippers, and landlords alike. The home requires repairs and updates but offers a solid footprint and excellent foundation for renovation. With the right improvements, investors have the opportunity to unlock substantial equity and reposition the property for resale or long-term rental income. Large parcels of this size are increasingly difficult to find, adding additional value and flexibility for future use. Located in Flint Township with convenient access to I-75, Clio Road, shopping, dining, schools, parks, and major employers, the property benefits from strong demand and a highly desirable location. Whether your strategy is fix-and-flip, buy-and-hold, or BRRRR, this property offers the type of value-add potential investors are actively seeking. Property is being sold as-is. Buyer to verify all information, measurements, condition, and future intended use. Opportunities with this level of upside and potential ARV in Flint Township are becoming increasingly difficult to find. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Oversized lot
• Excellent foundation
• 0.55 acre lot

Tags

• OVERSIZED LOT
• EXCELLENT FOUNDATION
• HIGHLY DESIRABLE LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential property; One-story structure; Built in 1951; Property faces the east side of the street (located on the east side of Bertha Ave)
• Construction: Vinyl exterior construction; Michigan-style basement foundation; Built in 1951
• Exterior features: Vinyl siding; Paved street access; Frontage approximately 100 feet; Lot acreage about 0.55 acres

Interior

• Kitchen: Kitchen (Entry level) — 8 x 10
• Bedrooms: Bedroom 1 (Entry level) — 10 x 11; Bedroom 2 (Entry level) — 8 x 10
• Bathrooms: 1 full bathroom (Entry level) — approx. 5 x 7
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 5 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $37k).
• Cap rate 20.9% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 132 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,900

Questions for the listing agent

1. Built in 1951 — 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: 2.41% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.03%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $40,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2495 Lavelle Rd	0.24mi	3/1.0 (+1)	822 (-3%)	6mo	$17,500	$21	74
3143 Maywood Dr	0.40mi	3/1.0 (+1)	882 (+4%)	1mo	$35,000	$40	68
3030 Mccollum Ave	0.19mi	2/1.0	960 (+14%)	8mo	$28,000	$29	61
3171 W Dartmouth St	0.23mi	2/1.0	730 (-14%)	12mo	$58,000	$79	57
3432 Concord St	0.64mi	2/1.0	910 (+8%)	2mo	$47,000	$52	56
2613 Brownell Blvd	0.53mi	3/1.0 (+1)	911 (+8%)	4mo	$78,000	$86	54
2331 Welch Blvd	0.55mi	3/1.0 (+1)	912 (+8%)	7mo	$69,900	$77	50
2713 Brownell Blvd	0.49mi	2/1.0	728 (-14%)	5mo	$35,000	$48	50
3221 Burgess St	0.71mi	2/1.0	755 (-11%)	3mo	$15,900	$21	47
3419 Leerda St	0.58mi	3/1.0 (+1)	938 (+11%)	4mo	$25,500	$27	46
3501 Fleming Rd	0.68mi	2/1.0	764 (-10%)	12mo	$25,000	$33	43
1713 W Dartmouth St	0.60mi	3/1.0 (+1)	720 (-15%)	5mo	$69,900	$97	38

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: 50.0%
• Equity multiple: 3.18×
• Total profit: $22,568
• Equity at exit: $5,502

10-year hold

• IRR: 55.4%
• Equity multiple: 6.46×
• Total profit: $56,446
• Equity at exit: $3,190

Cash invested: $10,332 (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 48504

• Active inventory: 132
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$194
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $448

Break-even live

Break-even rent $321

Max offer price $36,900

Occupancy floor 45%

Sensitivity live

Price	-10% $469	-5% $458	+0% $448	+5% $438	+10% $427
Rent	-10% $378	-5% $413	+0% $448	+5% $483	+10% $518
Rate	-1.0pp $467	-0.5pp $457	base $448	+0.5pp $438	+1.0pp $429

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.51mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.52mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.52mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.53mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	14d	1	0.53mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.54mi
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.69mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	0.70mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.73mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	1.16mi

Listing history 7 events

1. 2026-06-21
   days on market $36,900 Active 7 DOM
2. 2026-06-18
   days on market $36,900 Active 4 DOM
3. 2026-06-17
   days on market $36,900 Active 3 DOM
4. 2026-06-16
   days on market $36,900 Active 2 DOM
5. 2026-06-15
   listing id $36,900 Active 1 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $36,900 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: $538 · $45/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$15/yr (+$1/mo · 2.8%)

ⓘ 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: $10,659
• − Mortgage interest: −$2,067
• − Property taxes: −$538
• − Insurance: −$184
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,073
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,154/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

• 2026-06-14 Listed $36,900 REALCOMP
• 2026-06-14 Listed $36,900 MiRealSource-MiMLS

Property tax history

-6.4%/yr

Latest (2025): $538 · -56.2% YoY. Source: county tax records.