3001 Kellar Ave · Flint, MI 48504

$35,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 108 Days on market

Built 1954 5,227 sqft lot Est $26k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

Key facts

• 5,227 sq ft lot
• Built 1954
• Listed 107 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.12 acre (50 x 100)

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $248 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 2.30% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.44%
• DSCR: 3.07
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $25,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 Brownell Blvd	0.18mi	2/1.0	728 (+1%)	5mo	$35,000	$48	86
2101 W Dartmouth St	0.11mi	2/1.0	724 (+1%)	17mo	$26,000	$36	80
1713 W Dartmouth St	0.25mi	3/1.0 (+1)	720 (0%)	5mo	$69,900	$97	79
3221 Burgess St	0.39mi	2/1.0	755 (+5%)	3mo	$15,900	$21	71
3622 Winona St	0.34mi	2/1.0	697 (-3%)	10mo	$54,900	$79	70
2632 Landon St	0.29mi	2/1.0	740 (+3%)	17mo	$18,500	$25	68
3171 W Dartmouth St	0.50mi	2/1.0	730 (+1%)	12mo	$58,000	$79	65
2909 Wisner St	0.10mi	2/1.0	816 (+13%)	12mo	$10,400	$13	63
3501 Fleming Rd	0.41mi	2/1.0	764 (+6%)	12mo	$25,000	$33	61
3721 Trumbull Ave	0.48mi	2/1.0	742 (+3%)	15mo	$25,000	$34	60
3420 Fleming Road Rd	0.42mi	2/1.0	636 (-12%)	3mo	$50,000	$79	58
2495 Lavelle Rd	0.53mi	3/1.0 (+1)	822 (+14%)	6mo	$17,500	$21	42

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: 43.7%
• Equity multiple: 2.89×
• Total profit: $18,982
• Equity at exit: $5,353

10-year hold

• IRR: 49.7%
• Equity multiple: 5.83×
• Total profit: $48,521
• Equity at exit: $3,104

Cash invested: $10,052 (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 48504

• Active inventory: 131
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $389

Break-even live

Break-even rent $333

Max offer price $35,900

Occupancy floor 48%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	13d	1	0.32mi

Listing history 29 events

1. 2026-06-18
   days on market $35,900 Active 108 DOM
2. 2026-06-17
   days on market $35,900 Active 107 DOM
3. 2026-06-16
   days on market $35,900 Active 106 DOM
4. 2026-06-15
   days on market $35,900 Active 105 DOM
5. 2026-06-14
   days on market $35,900 Active 103 DOM
6. 2026-06-13
   days on market $35,900 Active 102 DOM
7. 2026-06-10
   days on market $35,900 Active 100 DOM
8. 2026-06-09
   days on market $35,900 Active 99 DOM
9. 2026-06-08
   days on market $35,900 Active 98 DOM
10. 2026-06-07
    days on market $35,900 Active 97 DOM
11. 2026-06-05
    days on market $35,900 Active 94 DOM
12. 2026-06-03
    days on market $35,900 Active 93 DOM
13. 2026-06-02
    days on market $35,900 Active 92 DOM
14. 2026-06-01
    days on market $35,900 Active 91 DOM
15. 2026-05-31
    days on market $35,900 Active 90 DOM
16. 2026-05-30
    days on market $35,900 Active 89 DOM
17. 2026-05-22
    price $35,900 400-char remark

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

18. 2026-05-22
    price $35,900

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

19. 2026-04-14
    price $37,900 400-char remark

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

20. 2026-04-14
    price $37,900

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

21. 2026-03-21
    price $39,000 400-char remark

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

22. 2026-03-21
    price $39,000

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

23. 2026-03-03
    listed $39,900 Active 400-char remark

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

24. 2026-03-03
    listed $39,900 Active

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

25. 2026-03-02
    historical $39,900 400-char remark

    Show marketing remark (400 chars)

    Investor opportunity in Flint! This 2-bedroom bungalow offers approximately 1,120 sq ft including a partially finished basement. Estimated market rent $850–$950/month creating strong cash flow potential. Low annual taxes (~$592). Ideal for buy-and-hold investors or light cosmetic renovation to increase value. Great opportunity to add to your rental portfolio. Property sold as-is

26. 2013-09-18
    historical
27. 2013-09-18
    historical
28. 2013-05-13
    listed $4,500
29. 2013-05-13
    listed $4,500

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $714 · $59/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: $9,900
• − Mortgage interest: −$2,011
• − Property taxes: −$714
• − Insurance: −$180
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,044
• Taxable income: $4,367
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $3,620/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
• City population: 93,814
• Population (ZIP): 23,873

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 (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+697.8% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $35,900 MiRealSource-MiMLS
• 2026-05-22 Price Changed $35,900 REALCOMP
• 2026-04-14 Price Changed $37,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $37,900 REALCOMP
• 2026-03-21 Price Changed $39,000 MiRealSource-MiMLS
• 2026-03-21 Price Changed $39,000 REALCOMP
• 2026-03-03 Listed $39,900 MiRealSource-MiMLS
• 2026-03-03 Listed $39,900 REALCOMP
• 2026-03-02 Coming Soon $39,900 MiRealSource-MiMLS
• 2013-09-18 Listing Removed — MiRealSource-MiMLS
• 2013-09-18 Listing Removed — REALCOMP
• 2013-05-13 Listed $4,500 MiRealSource-MiMLS
• 2013-05-13 Listed $4,500 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $714 · +20.5% YoY. Source: county tax records.