420 Burroughs Ave · Flint, MI 48507

$100,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 15 Days on market

Built 1940 5,663 sqft lot Est $82k · 22% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

Key facts

• Second kitchenette
• New stove
• Sunporch

Tags

• NEW STOVE
• FINISHED BASEMENT
• SECOND KITCHENETTE
• FULL BATH
• SUNPORCH
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Stone and vinyl siding exterior; Block foundation; Asphalt roof; Built on one level
• Exterior features: Covered porch; Fenced yard; Shed(s)

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Partially finished basement; Range hood
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (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 soft (-1.0%/yr); 206 active listings in the ZIP; 9 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).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.18% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $81,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 E Atherton Rd	0.13mi	3/2.0	1,274 (-2%)	2mo	$40,000	$31	89
617 Mckeighan Ave	0.35mi	3/2.0	1,374 (+6%)	1mo	$146,000	$106	74
4133 Custer Ave	0.09mi	2/1.5 (-1)	1,192 (-8%)	3mo	$114,000	$96	72
526 Mckeighan Ave	0.32mi	3/1.0	1,326 (+2%)	7mo	$70,000	$53	72
720 Algonquin Ave	0.42mi	3/2.0	1,398 (+8%)	1mo	$165,000	$118	67
1005 Macdonald Ave	0.58mi	3/1.0	1,321 (+2%)	0mo	$140,000	$106	66
549 Buckingham Ave	0.23mi	2/1.0 (-1)	1,374 (+6%)	7mo	$42,800	$31	65
218 E Livingston Dr	0.51mi	4/1.0 (+1)	1,278 (-2%)	0mo	$30,000	$23	64
913 Macdonald Ave	0.56mi	3/1.0	1,349 (+4%)	5mo	$52,700	$39	59
1465 Norton St	0.66mi	3/1.5	1,260 (-3%)	5mo	$119,999	$95	58
4424 Cheyenne Ave	0.63mi	3/1.0	1,212 (-7%)	1mo	$76,000	$63	55
723 Mckeighan Ave	0.46mi	2/1.0 (-1)	1,160 (-11%)	4mo	$29,900	$26	48

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,190
• Equity at exit: $14,910

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $7,241
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $274

Break-even live

Break-even rent $829

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $331	-5% $303	+0% $274	+5% $246	+10% $218
Rent	-10% $181	-5% $228	+0% $274	+5% $321	+10% $367
Rate	-1.0pp $325	-0.5pp $300	base $274	+0.5pp $248	+1.0pp $222

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.22mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.26mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	0.45mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	0.50mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.52mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	0.58mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.65mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.12mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	1.24mi

Listing history 8 events

1. 2026-05-15
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

2. 2026-05-15
   status Pending

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

3. 2026-05-06
   status Active 475-char remark

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

4. 2026-05-06
   status Active

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

5. 2026-04-15
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

6. 2026-04-15
   status Pending

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

7. 2026-04-09
   listed $100,000 Active

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

8. 2026-04-09
   listed $100,000 Active 475-char remark

   Show marketing remark (475 chars)

   Charming, perfectly sized ranch offering comfort and convenience throughout. The kitchen features a new stove, while the finished basement adds valuable living space with a second kitchenette and full bath - ideal for guests or extended stays. Enjoy relaxing in the sunporch conveniently attached to the garage. Beautiful hardwood floors run throughout the main level. Recent updates include a new roof in 2022. Immediate occupancy available, with select appliances included.

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$235/yr (+$20/mo · 22.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,118
• − Mortgage interest: −$5,602
• − Property taxes: −$1,069
• − Insurance: −$500
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,909
• Taxable income: $1,779
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,864/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

+0.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-04-09 Listed $100,000 REALCOMP
• 2026-04-09 Listed $100,000 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $1,069 · +1.7% YoY. Source: county tax records.