607 Thayer St · Flint, MI 48503

$109,990

3 bd · 2.0 ba · 1,869 sqft · SingleFamily public records · 132 Days on market

Built 1892 6,098 sqft lot Est $92k · 20% over

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Why this score? — see what drove the D+ 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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

Key facts

• 6,098 sq ft lot
• 4 parking spots
• Built 1892

Property features AI

Finance

• Other: Property listed as residential income (multi-family)

Exterior

• Parking: 4 parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Multi-family residential income property; Subdivision: WEST FLINT; Cross street: Court & Fox
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access; Deck/Patio (associated with 1st-floor unit)

Interior

• Bedrooms: Two-bedroom unit on the 1st floor with A/C and separate heating; One-bedroom unit on the 2nd floor with A/C and separate heating
• Bathrooms: One bathroom in the 2-bedroom unit; One bathroom in the 1-bedroom unit
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% of the median local income ($44k/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 $760 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 28y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $110k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.14% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $91,581
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 2nd St	0.04mi	4/2.0 (+1)	2,088 (+12%)	10mo	$25,000	$12	66
1101 Boston Ave	0.45mi	3/1.5	1,837 (-2%)	23mo	$90,000	$49	55
1908 Cartier St	0.70mi	3/1.0	1,870 (+0%)	15mo	$120,000	$64	50
1810 Chelsea Cir	0.60mi	2/2.5 (-1)	1,730 (-7%)	6mo	$145,000	$84	47
1431 Durand St	0.63mi	3/1.5	1,699 (-9%)	10mo	$39,246	$23	45
1402 Woodcroft Ave	0.71mi	2/1.0 (-1)	1,776 (-5%)	6mo	$103,000	$58	44
1718 Chelsea Cir	0.57mi	2/2.0 (-1)	1,677 (-10%)	10mo	$26,000	$16	43
1412 Durand St	0.65mi	3/1.5	1,592 (-15%)	6mo	$51,900	$33	37
1902 Cambridge Ave	0.71mi	3/2.5	2,013 (+8%)	20mo	$195,000	$97	35

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-1,725
• Equity at exit: $16,400

10-year hold

• IRR: 13.4%
• Equity multiple: 2.34×
• Total profit: $41,144
• Equity at exit: $9,510

Cash invested: $30,797 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$225 /mo · $2,697/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $147

Break-even live

Break-even rent $1,073

Max offer price $109,990

Occupancy floor 83%

Sensitivity live

Price	-10% $209	-5% $178	+0% $147	+5% $116	+10% $85
Rent	-10% $48	-5% $97	+0% $147	+5% $197	+10% $247
Rate	-1.0pp $203	-0.5pp $175	base $147	+0.5pp $119	+1.0pp $90

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: $27,498
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.15mi
410 Allendale Pl Flint, MI	4.0	1.5	2000	$1,500	$0.75	21d	1	1.23mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.39mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	1.48mi

Listing history 50 events

1. 2026-05-04
   status Pending

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

2. 2026-05-04
   status Pending 903-char remark

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

3. 2026-03-10
   price $109,990 903-char remark

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

4. 2026-03-09
   price $109,990
5. 2026-02-25
   price $114,990 903-char remark

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

6. 2026-02-25
   price $114,990

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

7. 2026-01-27
   price $119,990 903-char remark

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

8. 2026-01-27
   price $119,990

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

9. 2025-12-23
   listed $125,000 Active

   Show marketing remark (903 chars)

   Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

10. 2025-12-23
    listed $125,000 Active 903-char remark

    Show marketing remark (903 chars)

    Opportunities galore: both units are currently rented but 1st floor unit becomes available in February allowing the potential to live in one unit and rent out the other as current owner had been doing allowing rent to subsidize mortgage payment, or rent out both units. Very well maintained home with great curb appeal. Inside main floor unit you will find a great layout, beautiful hardwood flooring and lots of space and updated areas. Each bedroom has door to either rear deck or side covered decking. Upper unit well appointed and comfortable for a couple or single person. Tremendous opportunity for college students with Kettering, Mott and UofM Flint all within a few miles. Minutes from downtown Flint with shops, coffee houses, brewery, restaurants, night life, and Farmers Market. Rest easy knowing mechanicals have all been updated. Let the cash flow begin! See video of foyer and lower unit.

11. 2023-09-29
    soldstatus $72,500 Closed 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

12. 2023-09-29
    soldstatus $72,500

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

13. 2023-09-08
    status Pending 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

14. 2023-08-25
    price $74,900 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

15. 2023-08-24
    status Active 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

16. 2023-08-02
    status Pending 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

17. 2023-07-28
    historical
18. 2023-07-27
    listed
19. 2023-07-21
    status Active 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

20. 2023-07-13
    status Pending 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

21. 2023-07-05
    listed $89,000 Active 536-char remark

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

22. 2023-07-05
    listed $74,900

    Show marketing remark (536 chars)

    This multi family unit boasts beautiful wood floors throughout most of the home (both units), fresh paint, several updates, and is ready for new tenants or new buyers. The oversized and open porch offers plenty of outdoor space for both units and a deck on the back of the home for the lower unit. All appliances are included in both units. Close to Kettering, University of Michigan Flint Campus, C. S. Mott College, and across from Powers Catholic High School and Michigan School for the Deaf. Easy access to expressways and downtown.

23. 2018-12-24
    historical
24. 2017-12-30
    soldstatus $28,000 Closed
25. 2017-12-20
    soldstatus $28,000
26. 2017-12-20
    soldstatus $48,711
27. 2017-12-07
    soldstatus $28,000 Sold
28. 2017-12-07
    soldstatus $28,000
29. 2017-11-09
    status Pending
30. 2017-11-08
    status Pending
31. 2017-09-08
    listed $35,000 Active
32. 2017-09-08
    historical
33. 2017-09-07
    listed $35,000 Active
34. 2017-09-07
    listed $35,000
35. 2017-01-10
    status Active
36. 2016-12-31
    historical
37. 2016-06-09
    price $35,000
38. 2016-06-09
    price $35,000
39. 2016-01-09
    listed $41,000 Active
40. 2016-01-08
    listed $35,000
41. 2015-12-31
    historical
42. 2015-12-31
    historical
43. 2013-04-03
    listed $42,000
44. 2013-04-03
    listed $42,000
45. 2012-12-31
    historical
46. 2012-05-25
    listed $40,000
47. 2011-12-31
    historical
48. 2010-12-06
    historical
49. 2010-12-06
    historical
50. 2009-08-17
    listed $53,900

ⓘ 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: $2,697 · $225/mo
• Projected year-2 tax: $2,697 · $225/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: $15,107
• − Mortgage interest: −$6,161
• − Property taxes: −$2,697
• − Insurance: −$550
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,200
• Taxable income: $82
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,746/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

+514.5% since first listed

70 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-03-10 Price Changed $109,990 MiRealSource-MiMLS
• 2026-03-09 Price Changed $109,990 REALCOMP
• 2026-02-25 Price Changed $114,990 MiRealSource-MiMLS
• 2026-02-25 Price Changed $114,990 REALCOMP
• 2026-01-27 Price Changed $119,990 MiRealSource-MiMLS
• 2026-01-27 Price Changed $119,990 REALCOMP
• 2025-12-23 Listed $125,000 MiRealSource-MiMLS
• 2025-12-23 Listed $125,000 REALCOMP
• 2023-09-29 Sold (MLS) $72,500 REALCOMP
• 2023-09-29 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2023-09-08 Pending — MiRealSource-MiMLS
• 2023-08-25 Price Changed $74,900 MiRealSource-MiMLS
• 2023-08-24 Relisted — MiRealSource-MiMLS
• 2023-08-02 Pending — MiRealSource-MiMLS
• 2023-07-28 Rental Removed — APPFOLIO
• 2023-07-27 Listed for Rent — APPFOLIO
• 2023-07-21 Relisted — MiRealSource-MiMLS
• 2023-07-13 Pending — MiRealSource-MiMLS
• 2023-07-05 Listed $74,900 REALCOMP
• 2023-07-05 Listed $89,000 MiRealSource-MiMLS
• 2018-12-24 Listing Removed — REALCOMP
• 2017-12-30 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2017-12-20 Sold (Public Records) $48,711 Public Records
• 2017-12-20 Sold (Public Records) $28,000 Public Records
• 2017-12-07 Sold (MLS) $28,000 REALCOMP
• 2017-12-07 Sold (MLS) $28,000 REALCOMP
• 2017-11-09 Pending — MiRealSource-MiMLS
• 2017-11-08 Pending — REALCOMP
• 2017-09-08 Listed $35,000 MiRealSource-MiMLS
• 2017-09-08 Listing Removed — MiRealSource-MiMLS
• 2017-09-07 Listed $35,000 REALCOMP
• 2017-09-07 Listed $35,000 REALCOMP
• 2017-01-10 Relisted — MiRealSource-MiMLS
• 2016-12-31 Listing Removed — MiRealSource-MiMLS
• 2016-06-09 Price Changed $35,000 MiRealSource-MiMLS
• 2016-06-09 Price Changed $35,000 REALCOMP
• 2016-01-09 Listed $41,000 MiRealSource-MiMLS
• 2016-01-08 Listed $35,000 REALCOMP
• 2015-12-31 Listing Removed — REALCOMP
• 2015-12-31 Listing Removed — MiRealSource-MiMLS
• 2013-04-03 Listed $42,000 REALCOMP
• 2013-04-03 Listed $42,000 MiRealSource-MiMLS
• 2012-12-31 Listing Removed — MiRealSource-MiMLS
• 2012-05-25 Listed $40,000 MiRealSource-MiMLS
• 2011-12-31 Listing Removed — MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2009-08-17 Listed $53,900 MiRealSource-MiMLS
• 2008-11-21 Sold (Public Records) $48,711 Public Records
• 2007-10-16 Listing Removed — MiRealSource-MiMLS
• 2007-04-16 Listed $55,000 MiRealSource-MiMLS
• 2007-04-16 Listed $55,000 REALCOMP
• 2006-12-15 Listing Removed — MiRealSource-MiMLS
• 2005-11-22 Listed $61,500 MiRealSource-MiMLS
• 2005-11-22 Listed $61,500 REALCOMP
• 2005-09-01 Sold (Public Records) $52,000 Public Records
• 2005-06-17 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2005-06-17 Listing Removed — MiRealSource-MiMLS
• 2005-06-17 Sold (MLS) $52,000 REALCOMP
• 2005-05-23 Listing Removed — MiRealSource-MiMLS
• 2005-04-19 Listed $59,900 MiRealSource-MiMLS
• 2005-04-18 Listed $59,900 MiRealSource-MiMLS
• 2005-04-18 Listed $59,900 REALCOMP
• 1998-05-26 Sold (MLS) $15,000 REALCOMP
• 1998-05-26 Sold (MLS) $15,000 MiRealSource-MiMLS
• 1998-05-12 Listing Removed — MiRealSource-MiMLS
• 1998-03-08 Listed $17,900 REALCOMP
• 1998-03-08 Listed $17,900 MiRealSource-MiMLS

Property tax history

+10.1%/yr

Latest (2025): $2,697 · +2.1% YoY. Source: county tax records.