2050 Aitken Ave · Flint, MI 48503

$10,400

4 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 1 Days on market

Built 1918 5,227 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great opportunity to buy this fixer upper located in Flint, MI and sitting on a . 12 acre lot with an attached garage. The home needs renovation. The interior has 1174 sq. ft. with 4 bedrooms and 1 bathroom.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1918

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block foundation; Other roof material
• Exterior features: 50 x 105 lot; Road frontage: Other; No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partially finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Cap rate 109.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $72 of loan paydown is wiped out by about $312 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,400

Questions for the listing agent

1. Built in 1918 — 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. 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?
6. 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.
7. 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.
8. 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: 11.74% ✓
• Cap rate: 109.25%
• Cash-on-cash: 367.70%
• DSCR: 17.36
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $57,526
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Ferris Ave	0.27mi	4/1.0	1,087 (-7%)	8mo	$29,000	$27	68
609 Lippincott Blvd	0.22mi	3/1.0 (-1)	1,080 (-8%)	9mo	$40,000	$37	64
149 E Linsey Blvd	0.55mi	4/2.0	1,253 (+7%)	0mo	$50,000	$40	58
2041 Warner Ave	0.28mi	3/1.0 (-1)	1,001 (-15%)	0mo	$24,000	$24	57
1930 Owen St	0.62mi	3/1.5 (-1)	1,236 (+5%)	2mo	$129,900	$105	53
1608 Broad Ct	0.52mi	3/1.5 (-1)	1,130 (-4%)	18mo	$92,500	$82	47
838 Belmont Ave	0.67mi	3/2.0 (-1)	1,183 (+1%)	18mo	$138,000	$117	43
1522 Woodslea Dr	0.45mi	3/1.5 (-1)	1,262 (+8%)	21mo	$148,900	$118	42
1905 Whittlesey St	0.50mi	3/1.0 (-1)	1,014 (-14%)	18mo	$50,000	$49	34
234 E Belvidere Ave	0.71mi	3/1.0 (-1)	1,059 (-10%)	16mo	$26,000	$25	32
1415 Ridgelawn Ave	0.56mi	3/1.5 (-1)	1,314 (+12%)	18mo	$137,000	$104	31
142 E Belvidere Ave	0.75mi	3/1.0 (-1)	1,000 (-15%)	15mo	$32,690	$33	23

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: 22.16×
• Total profit: $61,614
• Equity at exit: $1,551

10-year hold

• IRR: —
• Equity multiple: 54.66×
• Total profit: $156,261
• Equity at exit: $899

Cash invested: $2,912 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$55
• Tax est. 1.5%: −$13 /mo · $156/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $892

Break-even live

Break-even rent $91

Max offer price $10,400

Occupancy floor 22%

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: $2,600
• Closing costs: $312
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	1.11mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.39mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	43d	1	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 208-char remark

   Show marketing remark (207 chars)

   Great opportunity to buy this fixer upper located in Flint, MI and sitting on a . 12 acre lot with an attached garage. The home needs renovation. The interior has 1174 sq. ft. with 4 bedrooms and 1 bathroom.

2. 2026-06-18
   listed $10,400 Active 1 DOM

   Show marketing remark (207 chars)

   Great opportunity to buy this fixer upper located in Flint, MI and sitting on a . 12 acre lot with an attached garage. The home needs renovation. The interior has 1174 sq. ft. with 4 bedrooms and 1 bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,646
• − Mortgage interest: −$583
• − Property taxes: −$156
• − Insurance: −$52
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$303
• Taxable income: $11,209
• Est. tax owed @ 24.0%: −$2,690
• After-tax cash flow: $8,017/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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $10,400 MiRealSource-MiMLS
• 2026-06-18 Listed $10,400 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $839 · +1.5% YoY. Source: county tax records.