640 Crawford St · Flint, MI 48507

$39,900

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 73 Days on market

Built 1944 4,792 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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

• Flooring refresh
• Minor updates
• Interior paint

Tags

• LIGHT COSMETIC IMPROVEMENTS
• INTERIOR PAINT
• FLOORING REFRESH
• MINOR UPDATES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (45 x 105)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Total of 5 rooms; Basement present

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$98,714) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $276 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 + 0.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 34y ago; this cycle's ask has dropped $6k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $40k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.66% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.14%
• DSCR: 3.41
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $98,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Huron St	0.15mi	3/2.0	1,245 (-3%)	7mo	$116,000	$93	79
515 Leland St	0.18mi	3/1.0	1,209 (-6%)	8mo	$93,000	$77	75
1212 Crawford St	0.58mi	3/1.5	1,281 (-0%)	5mo	$50,000	$39	66
218 E Livingston Dr	0.66mi	4/1.0 (+1)	1,278 (-0%)	0mo	$30,000	$23	63
939 Ingleside Ave	0.42mi	3/1.0	1,144 (-11%)	1mo	$74,999	$66	61
3902 Brunswick Ave	0.31mi	3/2.0	1,128 (-12%)	2mo	$123,000	$109	60
1465 Norton St	0.68mi	3/1.5	1,260 (-2%)	5mo	$119,999	$95	59
825 Pettibone Ave	0.32mi	2/1.5 (-1)	1,401 (+9%)	8mo	$70,000	$50	56
4602 Camden Ave	0.32mi	2/2.0 (-1)	1,456 (+14%)	1mo	$31,000	$21	52
1186 E Decamp St	0.48mi	3/1.0	1,100 (-14%)	4mo	$84,000	$76	50
1193 Carman St	0.61mi	3/2.0	1,452 (+13%)	8mo	$154,900	$107	38
4602 Milton Dr	0.74mi	3/2.0	1,446 (+13%)	8mo	$150,000	$104	33

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: 48.7%
• Equity multiple: 3.02×
• Total profit: $22,583
• Equity at exit: $5,949

10-year hold

• IRR: 52.9%
• Equity multiple: 5.40×
• Total profit: $49,203
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$209
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $504

Break-even live

Break-even rent $423

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $527	-5% $515	+0% $504	+5% $493	+10% $482
Rent	-10% $420	-5% $462	+0% $504	+5% $546	+10% $588
Rate	-1.0pp $524	-0.5pp $514	base $504	+0.5pp $494	+1.0pp $483

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.36mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.89mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.00mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.22mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.25mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.34mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.36mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	1.47mi

Listing history 46 events

1. 2026-06-18
   days on market $39,900 Active 73 DOM
2. 2026-06-17
   days on market $39,900 Active 72 DOM
3. 2026-06-16
   days on market $39,900 Active 71 DOM
4. 2026-06-15
   days on market $39,900 Active 70 DOM
5. 2026-06-14
   days on market $39,900 Active 68 DOM
6. 2026-06-13
   days on market $39,900 Active 67 DOM
7. 2026-06-10
   days on market $39,900 Active 65 DOM
8. 2026-06-09
   days on market $39,900 Active 64 DOM
9. 2026-06-08
   days on market $39,900 Active 63 DOM
10. 2026-06-07
    days on market $39,900 Active 62 DOM
11. 2026-06-05
    days on market $39,900 Active 59 DOM
12. 2026-06-03
    days on market $39,900 Active 58 DOM
13. 2026-06-02
    days on market $39,900 Active 57 DOM
14. 2026-06-01
    days on market $39,900 Active 56 DOM
15. 2026-05-31
    days on market $39,900 Active 55 DOM
16. 2026-05-30
    pricedays on market $39,900 Active 54 DOM
17. 2026-05-10
    price $47,999 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

18. 2026-05-09
    price $47,999
19. 2026-05-04
    price $49,999 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

20. 2026-05-03
    price $49,999
21. 2026-05-02
    price $44,999 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

22. 2026-05-01
    price $44,999
23. 2026-04-26
    status Active 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

24. 2026-04-26
    status Active

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

25. 2026-04-20
    status Pending 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

26. 2026-04-20
    status Pending

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

27. 2026-04-19
    price $39,999 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

28. 2026-04-18
    price $39,999
29. 2026-03-31
    listed $45,999 Active 1147-char remark

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

30. 2026-03-31
    listed $45,999 Active

    Show marketing remark (1147 chars)

    Located in a stable pocket of Flint near Burton, this property presents a strong value-add opportunity in an area with consistent rental demand and proven resale activity. Surrounded by comparable homes trading in the ~$55K–$90K range, this asset offers clear upside through light cosmetic improvements such as interior paint, flooring refresh, and minor updates. With nearby properties showing estimated values around $50K–$70K+ and rental potential near $900/month, this property positions well as a low-entry, high-yield investment or an affordable owner-occupant option. () The layout provides a solid foundation for a quick turnaround, making it ideal for investors looking to capitalize on forced appreciation and long-term cash flow in a steadily transacting submarket. Conveniently located near major roads, schools, and everyday amenities, the area continues to attract both tenants and value-driven buyers, supporting long-term appreciation potential. 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.

31. 2012-02-24
    soldstatus $16,250 109-char remark

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

32. 2012-02-24
    soldstatus $16,250

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

33. 2012-02-24
    soldstatus $16,250

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

34. 2012-02-24
    soldstatus $16,250

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

35. 2012-02-01
    historical 109-char remark

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

36. 2012-02-01
    historical

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

37. 2011-12-29
    listed $17,250 109-char remark

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

38. 2011-12-29
    listed $17,250

    Show marketing remark (109 chars)

    Cozy 3 bedroom home! Features 1 bath, basement, hardwood flooring, first floor bedrooms. 1 car garage, patio.

39. 2011-12-28
    listed $17,250
40. 2011-12-28
    listed $17,250
41. 2007-05-03
    soldstatus $70,000
42. 1992-05-06
    soldstatus $39,000
43. 1992-05-06
    soldstatus $39,000
44. 1992-03-23
    historical
45. 1992-02-22
    listed $40,000
46. 1992-02-22
    listed $40,000

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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: $12,729
• − Mortgage interest: −$2,235
• − Property taxes: −$1,297
• − Insurance: −$200
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$1,161
• Taxable income: $5,801
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $4,657/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

+20.0% since first listed

30 events — show timeline

• 2026-05-10 Price Changed $47,999 MiRealSource-MiMLS
• 2026-05-09 Price Changed $47,999 REALCOMP
• 2026-05-04 Price Changed $49,999 MiRealSource-MiMLS
• 2026-05-03 Price Changed $49,999 REALCOMP
• 2026-05-02 Price Changed $44,999 MiRealSource-MiMLS
• 2026-05-01 Price Changed $44,999 REALCOMP
• 2026-04-26 Relisted — MiRealSource-MiMLS
• 2026-04-26 Relisted — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-19 Price Changed $39,999 MiRealSource-MiMLS
• 2026-04-18 Price Changed $39,999 REALCOMP
• 2026-03-31 Listed $45,999 REALCOMP
• 2026-03-31 Listed $45,999 MiRealSource-MiMLS
• 2012-02-24 Sold (MLS) $16,250 REALCOMP
• 2012-02-24 Sold (MLS) $16,250 MiRealSource-MiMLS
• 2012-02-24 Sold (MLS) $16,250 REALCOMP
• 2012-02-24 Sold (MLS) $16,250 MiRealSource-MiMLS
• 2012-02-01 Listing Removed — MiRealSource-MiMLS
• 2012-02-01 Listing Removed — MiRealSource-MiMLS
• 2011-12-29 Listed $17,250 REALCOMP
• 2011-12-29 Listed $17,250 MiRealSource-MiMLS
• 2011-12-28 Listed $17,250 REALCOMP
• 2011-12-28 Listed $17,250 MiRealSource-MiMLS
• 2007-05-03 Sold (Public Records) $70,000 Public Records
• 1992-05-06 Sold (MLS) $39,000 MiRealSource-MiMLS
• 1992-05-06 Sold (MLS) $39,000 REALCOMP
• 1992-03-23 Listing Removed — MiRealSource-MiMLS
• 1992-02-22 Listed $40,000 MiRealSource-MiMLS
• 1992-02-22 Listed $40,000 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $1,297 · +1.8% YoY. Source: county tax records.