133 Orville St · Flint, MI 48503

$59,900

2 bd · 1.0 ba · 610 sqft · SingleFamily public records · 24 Days on market

Built 1919 6,970 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity in the heart of Flint! This versatile property offers a 1 bedroom, 1 bath living space with over 600 sq ft, paired with an impressive 1,100+ sq ft heated and cooled garage/shop area featuring 200 amp electrical service. Perfect for a variety of uses including residential living, hobby space, workshop, storage, or potential commercial use. The expansive garage provides year-round comfort and flexibility with ample room for vehicles, equipment, or business operations. Whether you’re looking for a live/work setup, investment opportunity, or a one-of-a-kind property with endless possibilities, this one is a must see!

Key facts

• 6,970 sq ft lot
• 3 garage spots
• Built 1919

Property features AI

Finance

• Other: Lot dimensions approximately 64 x 134 x 144 (0.16 acre); Zoning: Multiple
• HOA & community: Homeowners association present

Exterior

• Parking: Attached heated garage with direct access; Three garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Fenced yard; City lot; Paved road frontage; Workshop structure on property

Interior

• Kitchen: Includes microwave, oven, range, refrigerator, dishwasher not listed
• Bathrooms: One full bathroom
• Heating & cooling: Central air; Wall/window unit(s); Forced air heating with natural gas
• Interior features: Dryer, Washer, Microwave, Oven, Refrigerator, Range; Full basement; Five total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $60k).
• Recommended offer: $59k (1.5% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $414 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 + 8.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 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 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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: 1.48% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.04%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $35,990
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Orville St	0.00mi	1/1.0 (-1)	610 (0%)	0mo	$66,500	$109	95
647 Monroe St	0.47mi	2/1.0	590 (-3%)	6mo	$35,000	$59	68
2124 Aitken Ave	0.42mi	2/1.0	652 (+7%)	18mo	$10,000	$15	54
618 Barrie Ave	0.61mi	2/1.0	647 (+6%)	22mo	$35,000	$54	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.76×
• Total profit: $12,824
• Equity at exit: $8,931

10-year hold

• IRR: 29.6%
• Equity multiple: 4.31×
• Total profit: $55,476
• Equity at exit: $5,179

Cash invested: $16,772 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $280

Break-even live

Break-even rent $530

Max offer price $59,900

Occupancy floor 63%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.01mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	1.27mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	1.42mi

Listing history 5 events

1. 2026-05-30
   status $59,900 Pending 24 DOM
2. 2026-05-13
   historical Active Under Contract

   Show marketing remark (645 chars)

   Unique opportunity in the heart of Flint! This versatile property offers a 1 bedroom, 1 bath living space with over 600 sq ft, paired with an impressive 1,100+ sq ft heated and cooled garage/shop area featuring 200 amp electrical service. Perfect for a variety of uses including residential living, hobby space, workshop, storage, or potential commercial use. The expansive garage provides year-round comfort and flexibility with ample room for vehicles, equipment, or business operations. Whether you’re looking for a live/work setup, investment opportunity, or a one-of-a-kind property with endless possibilities, this one is a must see!

3. 2026-05-13
   historical Accepting Backup Offers 645-char remark

   Show marketing remark (645 chars)

   Unique opportunity in the heart of Flint! This versatile property offers a 1 bedroom, 1 bath living space with over 600 sq ft, paired with an impressive 1,100+ sq ft heated and cooled garage/shop area featuring 200 amp electrical service. Perfect for a variety of uses including residential living, hobby space, workshop, storage, or potential commercial use. The expansive garage provides year-round comfort and flexibility with ample room for vehicles, equipment, or business operations. Whether you’re looking for a live/work setup, investment opportunity, or a one-of-a-kind property with endless possibilities, this one is a must see!

4. 2026-05-05
   listed $59,900 Active

   Show marketing remark (645 chars)

   Unique opportunity in the heart of Flint! This versatile property offers a 1 bedroom, 1 bath living space with over 600 sq ft, paired with an impressive 1,100+ sq ft heated and cooled garage/shop area featuring 200 amp electrical service. Perfect for a variety of uses including residential living, hobby space, workshop, storage, or potential commercial use. The expansive garage provides year-round comfort and flexibility with ample room for vehicles, equipment, or business operations. Whether you’re looking for a live/work setup, investment opportunity, or a one-of-a-kind property with endless possibilities, this one is a must see!

5. 2026-05-05
   listed $59,900 Active 645-char remark

   Show marketing remark (645 chars)

   Unique opportunity in the heart of Flint! This versatile property offers a 1 bedroom, 1 bath living space with over 600 sq ft, paired with an impressive 1,100+ sq ft heated and cooled garage/shop area featuring 200 amp electrical service. Perfect for a variety of uses including residential living, hobby space, workshop, storage, or potential commercial use. The expansive garage provides year-round comfort and flexibility with ample room for vehicles, equipment, or business operations. Whether you’re looking for a live/work setup, investment opportunity, or a one-of-a-kind property with endless possibilities, this one is a must see!

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $10,611
• − Mortgage interest: −$3,355
• − Property taxes: −$952
• − Insurance: −$300
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,743
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,746/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

4 events — show timeline

• 2026-05-13 Contingent — REALCOMP
• 2026-05-13 Contingent — MiRealSource-MiMLS
• 2026-05-05 Listed $59,900 MiRealSource-MiMLS
• 2026-05-05 Listed $59,900 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $952 · -1.1% YoY. Source: county tax records.