218 E Livingston Dr · Flint, MI 48503

$30,000

4 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 21 Days on market

Built 1923 40 ac 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
• 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

Don’t miss this wonderful opportunity to own a spacious 4-bedroom, 1-bath home with plenty of character and potential. This inviting property offers comfortable living spaces, a functional layout. Conveniently located just minutes from downtown Flint, with easy access to shopping, dining, schools, parks, and major roadways.

Key facts

• 40 acre lot
• Built 1923
• Listed 21 days

Property features AI

Finance

• Other: Above-grade finished area approximately 1,278 square feet
• Financial info: Annual tax amount available
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Residential property
• Construction: Wood siding
• Exterior features: Subdivision: WAGNER PARK; Cross streets: Collingwood / S Saginaw

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: One and one half levels; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.4% 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $3k; list at $30k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 4.11% ✓
• Cap rate: 35.41%
• Cash-on-cash: 104.01%
• DSCR: 5.63
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $98,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 E Livingston Dr	0.00mi	4/1.0	1,278 (0%)	0mo	$30,000	$23	100
149 E Linsey Blvd	0.41mi	4/2.0	1,253 (-2%)	0mo	$50,000	$40	73
366 E Atherton Rd	0.38mi	3/2.0 (-1)	1,274 (-0%)	2mo	$40,000	$31	71
337 Burroughs Ave	0.43mi	3/1.5 (-1)	1,256 (-2%)	11mo	$79,000	$63	61
4010 Red Arrow Rd	0.42mi	5/1.5 (+1)	1,320 (+3%)	13mo	$150,000	$114	57
515 Leland St	0.50mi	3/1.0 (-1)	1,209 (-5%)	8mo	$93,000	$77	56
348 E Atherton Rd	0.36mi	3/2.0 (-1)	1,205 (-6%)	15mo	$136,379	$113	52
3420 Dearborn Ave	0.72mi	3/1.5 (-1)	1,283 (+0%)	14mo	$144,000	$112	48
718 Neubert Ave	0.61mi	3/1.5 (-1)	1,326 (+4%)	14mo	$80,000	$60	47
720 Algonquin Ave	0.71mi	3/2.0 (-1)	1,398 (+9%)	1mo	$165,000	$118	42
3914 S Grand Traverse St	0.57mi	3/1.0 (-1)	1,125 (-12%)	13mo	$67,000	$60	37
4602 Milton Dr	0.62mi	3/2.0 (-1)	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.72×
• Total profit: $48,066
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.64×
• Total profit: $131,390
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$157
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $728

Break-even live

Break-even rent $311

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $745	-5% $737	+0% $728	+5% $720	+10% $711
Rent	-10% $631	-5% $679	+0% $728	+5% $777	+10% $825
Rate	-1.0pp $743	-0.5pp $736	base $728	+0.5pp $720	+1.0pp $712

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.66mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.70mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	0.85mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.89mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.01mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	22d	1	1.06mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.12mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.31mi

Listing history 12 events

1. 2026-06-03
   status $30,000 Pending 21 DOM
2. 2026-06-02
   days on market $30,000 Active 21 DOM
3. 2026-06-01
   days on market $30,000 Active 20 DOM
4. 2026-05-31
   days on market $30,000 Active 19 DOM
5. 2026-05-30
   days on market $30,000 Active 18 DOM
6. 2026-05-12
   listed $30,000 Active 331-char remark

   Show marketing remark (331 chars)

   Don’t miss this wonderful opportunity to own a spacious 4-bedroom, 1-bath home with plenty of character and potential. This inviting property offers comfortable living spaces, a functional layout. Conveniently located just minutes from downtown Flint, with easy access to shopping, dining, schools, parks, and major roadways.

7. 2026-05-12
   listed $30,000 Active

   Show marketing remark (331 chars)

   Don’t miss this wonderful opportunity to own a spacious 4-bedroom, 1-bath home with plenty of character and potential. This inviting property offers comfortable living spaces, a functional layout. Conveniently located just minutes from downtown Flint, with easy access to shopping, dining, schools, parks, and major roadways.

8. 2007-11-21
   soldstatus $3,000 82-char remark

   Show marketing remark (82 chars)

   See Www. Ocwen. Com For 10 Day Simultaneous Listing Period And Purchase Documents.

9. 2007-11-21
   soldstatus $3,000

   Show marketing remark (82 chars)

   See Www. Ocwen. Com For 10 Day Simultaneous Listing Period And Purchase Documents.

10. 2007-11-09
    historical 82-char remark

    Show marketing remark (82 chars)

    See Www. Ocwen. Com For 10 Day Simultaneous Listing Period And Purchase Documents.

11. 2007-04-19
    listed $3,000 82-char remark

    Show marketing remark (82 chars)

    See Www. Ocwen. Com For 10 Day Simultaneous Listing Period And Purchase Documents.

12. 2007-04-19
    listed $3,000

    Show marketing remark (82 chars)

    See Www. Ocwen. Com For 10 Day Simultaneous Listing Period And Purchase Documents.

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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: $14,795
• − Mortgage interest: −$1,680
• − Property taxes: −$914
• − Insurance: −$150
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$873
• Taxable income: $8,811
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $6,622/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

+900.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $30,000 REALCOMP
• 2026-05-12 Listed $30,000 MiRealSource-MiMLS
• 2007-11-21 Sold (MLS) $3,000 REALCOMP
• 2007-11-21 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2007-11-09 Listing Removed — MiRealSource-MiMLS
• 2007-04-19 Listed $3,000 REALCOMP
• 2007-04-19 Listed $3,000 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $914 · +1.6% YoY. Source: county tax records.