3009 Menominee Ave · Flint, MI 48507

$69,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 106 Days on market

Built 1952 6,970 sqft lot Est $72k · at est.

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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 +8.9/15.0
• 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

3 bedroom, 1 bath brick ranch in Flint with 1 car detached garage. Buyers agent to verify all information in this listing.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Slab foundation
• Exterior features: Lot dimensions approximately 55 x 129 x 56 x 129; 0.16 acre lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% 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: Rents soft (-1.0%/yr); 206 active listings in the ZIP; 9 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 $483 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 + 0.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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: property tax is 3.1% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.60% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $72,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3110 Menominee Ave	0.06mi	3/1.0	1,092 (0%)	2mo	$35,000	$32	96
3005 Cherokee Ave	0.16mi	3/1.0	1,092 (0%)	3mo	$45,000	$41	91
3110 Shawnee Ave	0.14mi	3/1.0	1,092 (0%)	8mo	$75,000	$69	87
3205 Cheyenne Ave	0.10mi	3/1.0	1,092 (0%)	12mo	$60,000	$55	86
3017 Cherokee Ave	0.16mi	3/1.0	1,092 (0%)	9mo	$61,000	$56	85
3210 Cherokee Ave	0.21mi	3/1.0	1,092 (0%)	11mo	$85,000	$78	81
3705 Cherokee Ave	0.38mi	3/1.0	1,092 (0%)	10mo	$72,500	$66	74
3202 Cherokee Ave	0.20mi	3/1.0	1,192 (+9%)	10mo	$70,000	$59	67
2307 S Term St	0.66mi	2/1.5 (-1)	1,046 (-4%)	6mo	$139,000	$133	51
630 Buckingham Ave Ave	0.60mi	3/1.0	936 (-14%)	1mo	$89,999	$96	48
3037 Shaw St	0.51mi	2/1.0 (-1)	982 (-10%)	10mo	$94,900	$97	46
601 Buckingham Ave	0.62mi	2/1.0 (-1)	942 (-14%)	9mo	$45,000	$48	36

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $5,011
• Equity at exit: $10,422

10-year hold

• IRR: 13.0%
• Equity multiple: 1.88×
• Total profit: $17,147
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$367
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $307

Break-even live

Break-even rent $732

Max offer price $69,900

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	0.33mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.78mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.81mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	0.92mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	0.94mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.02mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	1.05mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	1.11mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	1.32mi

Listing history 32 events

1. 2026-06-18
   days on market $69,900 Active 106 DOM
2. 2026-06-17
   days on market $69,900 Active 105 DOM
3. 2026-06-16
   days on market $69,900 Active 104 DOM
4. 2026-06-15
   days on market $69,900 Active 103 DOM
5. 2026-06-14
   days on market $69,900 Active 101 DOM
6. 2026-06-13
   days on market $69,900 Active 100 DOM
7. 2026-06-10
   days on market $69,900 Active 98 DOM
8. 2026-06-09
   days on market $69,900 Active 97 DOM
9. 2026-06-08
   days on market $69,900 Active 96 DOM
10. 2026-06-07
    days on market $69,900 Active 95 DOM
11. 2026-06-05
    days on market $69,900 Active 92 DOM
12. 2026-06-03
    days on market $69,900 Active 91 DOM
13. 2026-06-02
    days on market $69,900 Active 90 DOM
14. 2026-06-01
    days on market $69,900 Active 89 DOM
15. 2026-05-31
    days on market $69,900 Active 88 DOM
16. 2026-05-30
    days on market $69,900 Active 87 DOM
17. 2026-03-04
    listed $69,900 Active 122-char remark

    Show marketing remark (122 chars)

    3 bedroom, 1 bath brick ranch in Flint with 1 car detached garage. Buyers agent to verify all information in this listing.

18. 2026-03-04
    listed $69,900 Active

    Show marketing remark (122 chars)

    3 bedroom, 1 bath brick ranch in Flint with 1 car detached garage. Buyers agent to verify all information in this listing.

19. 2022-08-09
    price $800
20. 2020-02-27
    historical
21. 2020-02-27
    historical
22. 2020-01-30
    price $41,500
23. 2020-01-29
    price $41,500
24. 2020-01-28
    price $43,000
25. 2020-01-27
    price $43,000
26. 2019-12-31
    price $43,500
27. 2019-12-30
    price $43,500
28. 2019-11-21
    listed $45,900 Active
29. 2019-11-21
    listed $45,900 Active
30. 2017-03-18
    status Pending
31. 2017-02-27
    listed $14,000 Active
32. 2017-02-26
    listed $14,000

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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: $13,450
• − Mortgage interest: −$3,915
• − Property taxes: −$2,194
• − Insurance: −$350
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,033
• Taxable income: $2,805
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,010/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

+399.3% since first listed

16 events — show timeline

• 2026-03-04 Listed $69,900 REALCOMP
• 2026-03-04 Listed $69,900 MiRealSource-MiMLS
• 2022-08-09 Price Changed $800 RENT.
• 2020-02-27 Listing Removed — REALCOMP
• 2020-02-27 Listing Removed — MiRealSource-MiMLS
• 2020-01-30 Price Changed $41,500 MiRealSource-MiMLS
• 2020-01-29 Price Changed $41,500 REALCOMP
• 2020-01-28 Price Changed $43,000 MiRealSource-MiMLS
• 2020-01-27 Price Changed $43,000 REALCOMP
• 2019-12-31 Price Changed $43,500 MiRealSource-MiMLS
• 2019-12-30 Price Changed $43,500 REALCOMP
• 2019-11-21 Listed $45,900 MiRealSource-MiMLS
• 2019-11-21 Listed $45,900 REALCOMP
• 2017-03-18 Pending — MiRealSource-MiMLS
• 2017-02-27 Listed $14,000 MiRealSource-MiMLS
• 2017-02-26 Listed $14,000 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $2,194 · +2.0% YoY. Source: county tax records.