5610 Baldwin Blvd · Flint, MI 48505

$66,500

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 199 Days on market

Built 1953 5,227 sqft lot Est $48k · 39% over

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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
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Aluminum siding
• Exterior features: Lot approx. 48 x 110 (0.12 acres); No pool

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Eat-in kitchen; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $59k (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: 99 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 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 $2k of equity ($460 loan paydown + $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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 $23k; list at $66k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1953 — 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: 1.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $47,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5913 Glenn Ave	0.18mi	3/1.5	1,272 (-2%)	4mo	$35,000	$28	83
5705 Winthrop Blvd	0.14mi	3/1.0	1,375 (+6%)	4mo	$55,000	$40	80
5714 Suburban Ct	0.18mi	3/1.0	1,426 (+10%)	3mo	$63,500	$45	72
1323 Chatham Dr	0.44mi	3/1.5	1,374 (+6%)	2mo	$51,000	$37	66
605 W Foss Ave	0.52mi	3/1.0	1,387 (+7%)	2mo	$6,900	$5	62
510 Alma Rd	0.66mi	3/1.5	1,338 (+3%)	3mo	$50,000	$37	59
506 Alma St	0.66mi	3/1.5	1,230 (-5%)	3mo	$50,000	$41	56
6611 Sally Ct	0.51mi	3/1.0	1,120 (-14%)	2mo	$21,420	$19	52
634 W York Ave	0.66mi	3/1.5	1,204 (-7%)	5mo	$26,000	$22	51
606 Stewart Ave	0.73mi	3/2.0	1,375 (+6%)	3mo	$5,000	$4	49
6610 Cranwood Dr	0.52mi	3/2.0	1,452 (+12%)	5mo	$78,000	$54	48
306 W Bishop Ave	0.67mi	4/1.5 (+1)	1,217 (-6%)	5mo	$50,000	$41	48

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: 27.4%
• Equity multiple: 2.53×
• Total profit: $28,428
• Equity at exit: $28,689

10-year hold

• IRR: 28.3%
• Equity multiple: 4.89×
• Total profit: $72,482
• Equity at exit: $43,292

Cash invested: $18,620 (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: 99
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$349
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $338

Break-even live

Break-even rent $584

Max offer price $66,500

Occupancy floor 62%

Sensitivity live

Price	-10% $376	-5% $357	+0% $338	+5% $319	+10% $301
Rent	-10% $258	-5% $298	+0% $338	+5% $378	+10% $418
Rate	-1.0pp $372	-0.5pp $355	base $338	+0.5pp $321	+1.0pp $303

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Edwards Ave Flint, MI	3.0	1.0	1500	$899	$0.60	14d	1	0.09mi
5413 DuPont St Flint, MI	4.0	1.5	1038	$900	$0.87	22d	1	0.15mi
100 Rosewood Mnr Flint, MI	2.0	1.5	1159	$947	$0.82	14d	1	0.48mi
411 W Marengo Ave Flint, MI	3.0	1.0	1350	$1,072	$0.79	14d	1	0.53mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	14d	1	0.56mi
6802 DuPont St Flint, MI	3.0	1.0	1200	$1,000	$0.83	22d	1	0.58mi
514 W Alma Ave Flint, MI	3.0	1.0	894	$925	$1.03	14d	1	0.62mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	1.37mi
5280 Cedar Shores Ct Flint, MI	2.0–3.0	2.0	1150	$1,148	$1.00	14d	6	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $66,500 Active 199 DOM
2. 2026-06-17
   days on market $66,500 Active 198 DOM
3. 2026-06-16
   days on market $66,500 Active 197 DOM
4. 2026-06-15
   days on market $66,500 Active 196 DOM
5. 2026-06-14
   days on market $66,500 Active 194 DOM
6. 2026-06-13
   days on market $66,500 Active 193 DOM
7. 2026-06-10
   days on market $66,500 Active 191 DOM
8. 2026-06-09
   days on market $66,500 Active 190 DOM
9. 2026-06-08
   days on market $66,500 Active 189 DOM
10. 2026-06-07
    days on market $66,500 Active 188 DOM
11. 2026-06-05
    days on market $66,500 Active 185 DOM
12. 2026-06-03
    days on market $66,500 Active 184 DOM
13. 2026-06-03
    days on market $66,500 Active 183 DOM
14. 2025-08-13
    price $66,500 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

15. 2025-08-13
    price $66,500

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

16. 2025-08-05
    status Active

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

17. 2025-08-05
    status Active 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

18. 2025-07-30
    historical 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

19. 2025-06-26
    status Active

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

20. 2025-06-26
    status Active 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

21. 2025-06-13
    status Pending

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

22. 2025-06-13
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

23. 2025-06-13
    historical

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

24. 2025-04-17
    status Active
25. 2025-04-17
    historical
26. 2024-12-12
    listed $67,000 Active 245-char remark

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

27. 2024-12-12
    listed $67,000 Active

    Show marketing remark (245 chars)

    Immediate possession! Great bungalow with 2 bedrooms on main floor and a large area upstairs for a 3rd bedroom. Kitchen and main bathroom have been remodeled and look great! Same finishing touches for upstairs and basement to complete your home.

28. 2024-06-06
    historical
29. 2024-06-06
    historical
30. 2024-06-01
    listed $68,500 Active
31. 2024-06-01
    listed $68,500 Active
32. 2023-06-02
    soldstatus $23,000 Sold
33. 2023-06-02
    soldstatus $23,000 Closed
34. 2023-06-01
    status Pending
35. 2023-06-01
    status Pending
36. 2023-05-12
    listed $26,000 Active
37. 2023-05-12
    listed $26,000 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: $1,017 · $85/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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 ≥96°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: $12,142
• − Mortgage interest: −$3,725
• − Property taxes: −$1,017
• − Insurance: −$332
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,935
• Taxable income: $3,191
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,293/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

+155.8% since first listed

24 events — show timeline

• 2025-08-13 Price Changed $66,500 MiRealSource-MiMLS
• 2025-08-13 Price Changed $66,500 REALCOMP
• 2025-08-05 Relisted — REALCOMP
• 2025-08-05 Relisted — MiRealSource-MiMLS
• 2025-07-30 Listing Removed — MiRealSource-MiMLS
• 2025-06-26 Relisted — REALCOMP
• 2025-06-26 Relisted — MiRealSource-MiMLS
• 2025-06-13 Pending — REALCOMP
• 2025-06-13 Pending — MiRealSource-MiMLS
• 2025-06-13 Listing Removed — REALCOMP
• 2025-04-17 Relisted — REALCOMP
• 2025-04-17 Listing Removed — REALCOMP
• 2024-12-12 Listed $67,000 REALCOMP
• 2024-12-12 Listed $67,000 MiRealSource-MiMLS
• 2024-06-06 Listing Removed — REALCOMP
• 2024-06-06 Listing Removed — MiRealSource-MiMLS
• 2024-06-01 Listed $68,500 REALCOMP
• 2024-06-01 Listed $68,500 MiRealSource-MiMLS
• 2023-06-02 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2023-06-02 Sold (MLS) $23,000 REALCOMP
• 2023-06-01 Pending — MiRealSource-MiMLS
• 2023-06-01 Pending — REALCOMP
• 2023-05-12 Listed $26,000 MiRealSource-MiMLS
• 2023-05-12 Listed $26,000 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $1,017 · +1.6% YoY. Source: county tax records.