345 E Austin Ave · Flint, MI 48505

$8,500

3 bd · 1.0 ba · 640 sqft · SingleFamily public records · 234 Days on market

Built 1924 4,356 sqft lot Est $12k · 30% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

Key facts

• 4,356 sq ft lot
• Built 1924
• Listed 234 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Wood siding exterior
• Construction: Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 109)

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 107.6% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 100 active listings in the ZIP; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 36% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $286 of equity ($59 loan paydown + $227 appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $8k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 11.90% ✓
• Cap rate: 107.56%
• Cash-on-cash: 361.65%
• DSCR: 17.09
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $12,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 E Foss Ave	0.18mi	2/1.0 (-1)	692 (+8%)	6mo	$14,900	$22	68
421 E Home Ave	0.17mi	2/1.0 (-1)	674 (+5%)	12mo	$13,000	$19	68
409 E Lyndon Ave	0.42mi	2/1.0 (-1)	672 (+5%)	6mo	$4,500	$7	62
414 E Lorado Ave	0.10mi	2/1.0 (-1)	700 (+9%)	16mo	$12,700	$18	61
726 E Parkway Ave	0.61mi	2/1.0 (-1)	641 (+0%)	7mo	$44,000	$69	60
738 E York Ave	0.46mi	2/1.0 (-1)	680 (+6%)	4mo	$24,500	$36	60
522 Austin St	0.14mi	2/1.0 (-1)	677 (+6%)	22mo	$4,000	$6	60
514 W Alma St	0.62mi	3/1.0	594 (-7%)	2mo	$29,500	$50	57
257 E Piper Ave	0.15mi	2/1.0 (-1)	720 (+12%)	13mo	$7,000	$10	57
774 E Carpenter Rd	0.59mi	2/1.0 (-1)	726 (+13%)	8mo	$30,000	$41	38
414 W Russell Ave St	0.52mi	2/1.0 (-1)	735 (+15%)	21mo	$3,200	$4	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 20.58×
• Total profit: $46,591
• Equity at exit: $3,667

10-year hold

• IRR: —
• Equity multiple: 43.88×
• Total profit: $102,061
• Equity at exit: $5,534

Cash invested: $2,380 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$45
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $717

Break-even live

Break-even rent $103

Max offer price $8,500

Occupancy floor 24%

Sensitivity live

Price	-10% $746	-5% $720	+0% $717	+5% $715	+10% $712
Rent	-10% $637	-5% $677	+0% $717	+5% $757	+10% $797
Rate	-1.0pp $722	-0.5pp $719	base $717	+0.5pp $715	+1.0pp $713

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $8,500 Active 234 DOM
2. 2026-06-18
   days on market $8,500 Active 231 DOM
3. 2026-06-17
   days on market $8,500 Active 230 DOM
4. 2026-06-16
   days on market $8,500 Active 229 DOM
5. 2026-06-15
   days on market $8,500 Active 228 DOM
6. 2026-06-14
   days on market $8,500 Active 226 DOM
7. 2026-06-13
   days on market $8,500 Active 225 DOM
8. 2026-06-10
   days on market $8,500 Active 223 DOM
9. 2026-06-09
   days on market $8,500 Active 222 DOM
10. 2026-06-08
    days on market $8,500 Active 221 DOM
11. 2026-06-07
    days on market $8,500 Active 220 DOM
12. 2026-06-05
    days on market $8,500 Active 217 DOM
13. 2026-06-03
    days on market $8,500 Active 216 DOM
14. 2026-06-02
    days on market $8,500 Active 215 DOM
15. 2026-06-01
    days on market $8,500 Active 214 DOM
16. 2026-05-31
    days on market $8,500 Active 213 DOM
17. 2026-05-30
    days on market $8,500 Active 212 DOM
18. 2025-12-16
    price $8,500 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

19. 2025-12-15
    price $8,500
20. 2025-10-30
    listed $9,900 Active 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

21. 2025-10-30
    listed $9,900 Active

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

22. 1994-10-05
    historical 125-char remark

    Show marketing remark (125 chars)

    Investors' Look At Price! Good Shape. Excellent Rental. Seller Motivated. Land Contract. Price Is $8,900.00 Make Offer -20mls

23. 1994-09-26
    soldstatus $4,100 125-char remark

    Show marketing remark (125 chars)

    Investors' Look At Price! Good Shape. Excellent Rental. Seller Motivated. Land Contract. Price Is $8,900.00 Make Offer -20mls

24. 1994-09-26
    soldstatus $4,100

    Show marketing remark (125 chars)

    Investors' Look At Price! Good Shape. Excellent Rental. Seller Motivated. Land Contract. Price Is $8,900.00 Make Offer -20mls

25. 1994-07-22
    listed $5,900 125-char remark

    Show marketing remark (125 chars)

    Investors' Look At Price! Good Shape. Excellent Rental. Seller Motivated. Land Contract. Price Is $8,900.00 Make Offer -20mls

26. 1994-07-22
    listed $5,900

    Show marketing remark (125 chars)

    Investors' Look At Price! Good Shape. Excellent Rental. Seller Motivated. Land Contract. Price Is $8,900.00 Make Offer -20mls

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $401 · $33/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,134
• − Mortgage interest: −$476
• − Property taxes: −$401
• − Insurance: −$42
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$247
• Taxable income: $9,025
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $6,441/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• Rent YoY: —
• 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

+44.1% since first listed

9 events — show timeline

• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-10-30 Listed $9,900 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS
• 1994-10-05 Listing Removed — MiRealSource-MiMLS
• 1994-09-26 Sold (MLS) $4,100 REALCOMP
• 1994-09-26 Sold (MLS) $4,100 MiRealSource-MiMLS
• 1994-07-22 Listed $5,900 REALCOMP
• 1994-07-22 Listed $5,900 MiRealSource-MiMLS