612 Clinton St · Flint, MI 48507

$69,000

2 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 172 Days on market

Built 1950 8,015 sqft lot Est $73k · 5% under

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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 +9.8/15.0
• 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

AUCTION INVESTOR OPPORTUNITY FLINT, MI 612 Clinton St, Flint, MI 48507 AS-IS property up for auction, perfect for investors. 4-bedroom, 2-bathroom single-family home, approximately 1,580 sq ft, with attached garage and a large lot. The property requires complete renovation, including roof, garage, windows, siding, and interior remodeling. Great potential for appreciation once renovated. Private auction Cash only / hard money Vacant property Ideal for flipping or renting Direct sale from owner Highest and best offer wins.

Key facts

• Complete renovation
• Large lot
• 8,015 sq ft lot

Tags

• COMPLETE RENOVATION
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $477 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 247% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1950 — 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. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $72,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Campbell St	0.18mi	3/1.5 (+1)	1,623 (+3%)	5mo	$85,000	$52	76
4602 Camden Ave	0.29mi	2/2.0	1,456 (-8%)	1mo	$31,000	$21	73
623 Clinton St	0.03mi	3/1.5 (+1)	1,662 (+5%)	15mo	$14,990	$9	70
912 Huron St	0.37mi	3/2.0 (+1)	1,739 (+10%)	0mo	$33,000	$19	61
4117 Brunswick Ave	0.33mi	3/2.5 (+1)	1,808 (+14%)	0mo	$58,000	$32	53
825 Pettibone Ave	0.43mi	2/1.5	1,401 (-11%)	8mo	$70,000	$50	53
338 Browning Ave	0.71mi	3/1.0 (+1)	1,534 (-3%)	2mo	$71,000	$46	51
1193 Carman St	0.52mi	3/2.0 (+1)	1,452 (-8%)	8mo	$154,900	$107	50
1314 Pinehurst Ave	0.72mi	3/2.0 (+1)	1,660 (+5%)	4mo	$34,000	$20	50
1109 Pettibone Ave	0.64mi	2/1.5	1,475 (-7%)	13mo	$58,000	$39	46
4602 Milton Dr	0.66mi	3/2.0 (+1)	1,446 (-8%)	8mo	$150,000	$104	43
1445 Kenneth St	0.75mi	3/2.0 (+1)	1,445 (-8%)	8mo	$139,900	$97	39

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: 10.8%
• Equity multiple: 1.41×
• Total profit: $7,950
• Equity at exit: $10,288

10-year hold

• IRR: 17.3%
• Equity multiple: 2.23×
• Total profit: $23,753
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$362
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $348

Break-even live

Break-even rent $598

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $387	-5% $367	+0% $348	+5% $328	+10% $309
Rent	-10% $266	-5% $307	+0% $348	+5% $389	+10% $430
Rate	-1.0pp $383	-0.5pp $365	base $348	+0.5pp $330	+1.0pp $312

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.49mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.93mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.27mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	14d	1	1.39mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.46mi

Listing history 18 events

1. 2026-06-03
   days on market $69,000 Active 172 DOM
2. 2026-06-02
   days on market $69,000 Active 171 DOM
3. 2026-06-01
   days on market $69,000 Active 170 DOM
4. 2026-05-31
   days on market $69,000 Active 169 DOM
5. 2026-05-30
   days on market $69,000 Active 168 DOM
6. 2026-05-07
   historical
7. 2026-05-07
   historical
8. 2026-04-29
   price $20,000
9. 2026-04-28
   price $20,000
10. 2026-03-02
    price $24,900
11. 2026-03-02
    price $24,900
12. 2026-02-27
    listed $19,900 Active
13. 2026-02-27
    listed $19,900 Active
14. 2026-02-05
    historical
15. 2026-02-05
    historical
16. 2026-01-22
    listed $30,000 Active
17. 2026-01-22
    listed $30,000 Active
18. 2025-12-13
    listed $69,000 Active

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$42/yr (+$4/mo · 4.3%)

ⓘ 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: $12,457
• − Mortgage interest: −$3,865
• − Property taxes: −$979
• − Insurance: −$345
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,007
• Taxable income: $3,268
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,391/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

-71.0% since first listed

13 events — show timeline

• 2026-05-07 Listing Removed — REALCOMP
• 2026-05-07 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Price Changed $20,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $20,000 REALCOMP
• 2026-03-02 Price Changed $24,900 MiRealSource-MiMLS
• 2026-03-02 Price Changed $24,900 REALCOMP
• 2026-02-27 Listed $19,900 REALCOMP
• 2026-02-27 Listed $19,900 MiRealSource-MiMLS
• 2026-02-05 Listing Removed — REALCOMP
• 2026-02-05 Listing Removed — MiRealSource-MiMLS
• 2026-01-22 Listed $30,000 REALCOMP
• 2026-01-22 Listed $30,000 MiRealSource-MiMLS
• 2025-12-13 Listed $69,000 ForSaleByOwner.com

Property tax history

+0.8%/yr

Latest (2018): $979 · +2.4% YoY. Source: county tax records.