1908 Raskob St · Flint, MI 48504

$27,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 40 Days on market

Built 1928 0.25 ac lot Est $35k · 23% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bed 1 bath with full basement

Key facts

• 0.25 acre lot
• Built 1928
• Listed 40 days

Property features AI

Finance

• Financial info: Annual tax listed
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 762 above-grade finished square feet
• Exterior features: Lot in MODERN HOUSING CORP ADD subdivision; Located east of Woodbridge and north of Flushing

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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; 3 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 $187 of loan paydown is wiped out by about $810 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

• It's been on market 40 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 2.7% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 3.51% ✓
• Cap rate: 30.01%
• Cash-on-cash: 84.70%
• DSCR: 4.77
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $34,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Stevenson St	0.09mi	2/1.0	672 (0%)	6mo	$34,900	$52	91
1901 Berkley St	0.03mi	2/1.0	720 (+7%)	8mo	$30,500	$42	80
2209 Raskob St	0.19mi	2/1.0	720 (+7%)	5mo	$21,000	$29	75
2515 Bagley St	0.47mi	2/1.0	672 (0%)	9mo	$25,000	$37	70
2020 Cartier St	0.52mi	2/1.0	689 (+2%)	12mo	$31,000	$45	62
1802 Mackin Rd	0.26mi	2/1.0	768 (+14%)	6mo	$8,000	$10	59
2425 Clement St	0.57mi	2/1.0	731 (+9%)	6mo	$7,600	$10	53
2513 Tiffin St	0.49mi	2/1.0	768 (+14%)	0mo	$65,000	$85	53
2531 Paducah St	0.55mi	2/1.0	720 (+7%)	14mo	$61,250	$85	51
616 Saint Clair Ave	0.62mi	2/1.0	720 (+7%)	10mo	$57,500	$80	51
2540 Altoona St	0.64mi	2/1.0	768 (+14%)	3mo	$50,000	$65	44
2556 Altoona St	0.67mi	2/1.0	768 (+14%)	8mo	$60,000	$78	38

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: 85.1%
• Equity multiple: 4.92×
• Total profit: $29,642
• Equity at exit: $4,026

10-year hold

• IRR: 88.3%
• Equity multiple: 10.22×
• Total profit: $69,701
• Equity at exit: $2,334

Cash invested: $7,560 (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: 2.4×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $534

Break-even live

Break-even rent $271

Max offer price $27,000

Occupancy floor 39%

Sensitivity live

Price	-10% $549	-5% $541	+0% $534	+5% $526	+10% $518
Rent	-10% $459	-5% $496	+0% $534	+5% $571	+10% $608
Rate	-1.0pp $547	-0.5pp $540	base $534	+0.5pp $527	+1.0pp $519

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.82mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.83mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	14d	1	1.06mi

Listing history 18 events

1. 2026-06-18
   days on market $27,000 Active 40 DOM
2. 2026-06-17
   days on market $27,000 Active 39 DOM
3. 2026-06-16
   days on market $27,000 Active 38 DOM
4. 2026-06-15
   days on market $27,000 Active 37 DOM
5. 2026-06-14
   days on market $27,000 Active 35 DOM
6. 2026-06-13
   days on market $27,000 Active 34 DOM
7. 2026-06-10
   days on market $27,000 Active 32 DOM
8. 2026-06-09
   days on market $27,000 Active 31 DOM
9. 2026-06-08
   days on market $27,000 Active 30 DOM
10. 2026-06-07
    days on market $27,000 Active 29 DOM
11. 2026-06-05
    days on market $27,000 Active 26 DOM
12. 2026-06-03
    days on market $27,000 Active 25 DOM
13. 2026-06-02
    days on market $27,000 Active 24 DOM
14. 2026-06-01
    days on market $27,000 Active 23 DOM
15. 2026-05-31
    days on market $27,000 Active 22 DOM
16. 2026-05-30
    days on market $27,000 Active 21 DOM
17. 2026-05-09
    listed $27,000 Active 36-char remark

    Show marketing remark (36 chars)

    Cute 2 bed 1 bath with full basement

18. 2026-05-09
    listed $27,000 Active

    Show marketing remark (36 chars)

    Cute 2 bed 1 bath with full basement

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,358
• − Mortgage interest: −$1,512
• − Property taxes: −$736
• − Insurance: −$135
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$785
• Taxable income: $6,372
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $4,874/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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $27,000 REALCOMP
• 2026-05-09 Listed $27,000 MiRealSource-MiMLS

Property tax history

-6.4%/yr

Latest (2025): $736 · +1.4% YoY. Source: county tax records.