2218 Kentucky Ave · Flint, MI 48506

$29,500

2 bd · 1.0 ba · 748 sqft · SingleFamily public records

Built 1943 4,792 sqft lot Est $28k · at est. ↓ 21% since listing

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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 +5.8/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an adorable home, featuring 2 bedrooms, 1 full bath, original hardwood flooring throuhout, a spacious and bright kitchen. Full basement with tons of storage: a canning room and workspace. Fully fenced in backyard! Welcome home.

Key facts

• 4,792 sq ft lot
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $30k).
• Cap rate 23.4% 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: 202 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $204 of loan paydown is wiped out by about $885 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 + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,500

Questions for the listing agent

1. Built in 1943 — 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. 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: 2.90% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.96%
• DSCR: 3.71
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $28,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Pennsylvania Ave	0.24mi	2/1.0	745 (-0%)	3mo	$16,000	$21	86
2609 Pennsylvania Ave	0.23mi	2/1.0	745 (-0%)	8mo	$28,000	$38	82
2401 Kansas Ave	0.10mi	3/1.0 (+1)	744 (-0%)	10mo	$6,500	$9	81
2422 Missouri Ave	0.11mi	2/1.0	773 (+3%)	10mo	$31,000	$40	81
2001 N Lynch St	0.43mi	2/1.0	724 (-3%)	12mo	$25,500	$35	64
1734 Missouri Ave	0.29mi	2/1.0	660 (-12%)	4mo	$30,000	$45	64
1612 Iowa Ave	0.53mi	3/1.0 (+1)	770 (+3%)	7mo	$42,000	$55	60
2510 Bennett Ave	0.55mi	2/1.0	700 (-6%)	5mo	$8,500	$12	59
2606 E Court St	0.70mi	2/1.0	756 (+1%)	8mo	$80,000	$106	59
1644 Pennsylvania Ave	0.40mi	2/1.0	839 (+12%)	6mo	$43,000	$51	56
1818 Kansas Ave	0.26mi	2/1.5	858 (+15%)	9mo	$14,000	$16	54
1710 Indiana Ave	0.45mi	3/1.0 (+1)	840 (+12%)	10mo	$7,000	$8	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 3.66×
• Total profit: $21,992
• Equity at exit: $4,399

10-year hold

• IRR: 64.6%
• Equity multiple: 7.51×
• Total profit: $53,750
• Equity at exit: $2,551

Cash invested: $8,260 (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 48506

• Active inventory: 202
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $420

Break-even live

Break-even rent $325

Max offer price $29,500

Occupancy floor 46%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.47mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.54mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	13d	1	1.13mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.29mi

Listing history 8 events

1. 2026-03-16
   listed $29,500 232-char remark

   Show marketing remark (232 chars)

   What an adorable home, featuring 2 bedrooms, 1 full bath, original hardwood flooring throuhout, a spacious and bright kitchen. Full basement with tons of storage: a canning room and workspace. Fully fenced in backyard! Welcome home.

2. 2026-03-16
   historical 232-char remark

   Show marketing remark (232 chars)

   What an adorable home, featuring 2 bedrooms, 1 full bath, original hardwood flooring throuhout, a spacious and bright kitchen. Full basement with tons of storage: a canning room and workspace. Fully fenced in backyard! Welcome home.

3. 2003-03-14
   soldstatus $32,500
4. 2003-02-28
   soldstatus $32,500 66-char remark

   Show marketing remark (66 chars)

   Great Starter Home. Hardwood Floors, Bay Window In Eat-in Kitchen.

5. 2003-02-28
   soldstatus $32,500

   Show marketing remark (66 chars)

   Great Starter Home. Hardwood Floors, Bay Window In Eat-in Kitchen.

6. 2003-02-13
   historical
7. 2002-10-16
   listed $37,500 66-char remark

   Show marketing remark (66 chars)

   Great Starter Home. Hardwood Floors, Bay Window In Eat-in Kitchen.

8. 2002-10-16
   listed $37,500

   Show marketing remark (66 chars)

   Great Starter Home. Hardwood Floors, Bay Window In Eat-in Kitchen.

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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 ≥96°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: $10,275
• − Mortgage interest: −$1,652
• − Property taxes: −$1,078
• − Insurance: −$148
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$858
• Taxable income: $4,895
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $3,861/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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 White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• 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

-21.3% since first listed

8 events — show timeline

• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-16 Listed $29,500 MiRealSource-MiMLS
• 2003-03-14 Sold (Public Records) $32,500 Public Records
• 2003-02-28 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2003-02-28 Sold (MLS) $32,500 REALCOMP
• 2003-02-13 Listing Removed — MiRealSource-MiMLS
• 2002-10-16 Listed $37,500 MiRealSource-MiMLS
• 2002-10-16 Listed $37,500 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $1,078 · +1.7% YoY. Source: county tax records.