2610 Pennsylvania Ave · Flint, MI 48506

$46,900

2 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 19 Days on market

Built 1941 4,356 sqft lot ↓ 40% 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 +7.5/15.0
• 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

3 bedroom, 1 bath home with basement and 1 car detached garage. Additional vacant lot is included with purchased, already fenced in. Buyers agent to verify all information in this listing. Home is tenant occupied. 48 hours notice on all showings.

Key facts

• Fenced in
• Detached garage
• 4,356 sq ft lot

Tags

• DETACHED GARAGE
• FENCED IN

🏷️ Possibly a rental listed for sale. The $46,900 price doesn't fit this home's estimated sale value (~$96,675) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 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: 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $324 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,196 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 2.13% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.85%
• DSCR: 2.64
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $96,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Missouri Ave	0.19mi	2/1.5	1,218 (-6%)	2mo	$43,000	$35	78
2213 Pennsylvania Ave	0.21mi	3/1.0 (+1)	1,248 (-3%)	13mo	$57,680	$46	70
2605 Nebraska Ave	0.12mi	3/1.0 (+1)	1,125 (-13%)	2mo	$90,000	$80	66
418 Chalmers St	0.44mi	3/2.0 (+1)	1,266 (-2%)	8mo	$125,000	$99	60
2202 Windemere Ave	0.70mi	3/1.0 (+1)	1,298 (+1%)	6mo	$129,900	$100	56
2501 Hoff St	0.61mi	2/1.5	1,400 (+9%)	2mo	$60,000	$43	54
602 Lafayette St	0.70mi	3/1.5 (+1)	1,355 (+5%)	2mo	$103,500	$76	50
610 Commonwealth Ave	0.67mi	2/1.5	1,341 (+4%)	13mo	$79,900	$60	49
621 Greenfield Ave	0.63mi	3/1.0 (+1)	1,204 (-7%)	9mo	$125,000	$104	47
1646 Bennett Ave	0.74mi	3/1.0 (+1)	1,260 (-2%)	13mo	$24,900	$20	46
534 S Meade St	0.58mi	3/1.5 (+1)	1,196 (-7%)	11mo	$65,000	$54	45
1815 E 2nd St	0.67mi	2/2.0	1,432 (+11%)	7mo	$107,000	$75	40

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $18,137
• Equity at exit: $6,993

10-year hold

• IRR: 39.8%
• Equity multiple: 4.74×
• Total profit: $49,079
• Equity at exit: $4,055

Cash invested: $13,132 (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: 204
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $403

Break-even live

Break-even rent $487

Max offer price $46,900

Occupancy floor 55%

Sensitivity live

Price	-10% $430	-5% $417	+0% $403	+5% $390	+10% $377
Rent	-10% $324	-5% $364	+0% $403	+5% $443	+10% $482
Rate	-1.0pp $427	-0.5pp $415	base $403	+0.5pp $391	+1.0pp $379

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	0.66mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	14d	1	0.80mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	14d	4	1.17mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	1.34mi

Listing history 16 events

1. 2026-01-13
   soldstatus $42,000
2. 2025-09-29
   status Pending

   Show marketing remark (246 chars)

   3 bedroom, 1 bath home with basement and 1 car detached garage. Additional vacant lot is included with purchased, already fenced in. Buyers agent to verify all information in this listing. Home is tenant occupied. 48 hours notice on all showings.

3. 2025-09-29
   status Pending 246-char remark

   Show marketing remark (246 chars)

   3 bedroom, 1 bath home with basement and 1 car detached garage. Additional vacant lot is included with purchased, already fenced in. Buyers agent to verify all information in this listing. Home is tenant occupied. 48 hours notice on all showings.

4. 2025-09-10
   listed $46,900 Active

   Show marketing remark (246 chars)

   3 bedroom, 1 bath home with basement and 1 car detached garage. Additional vacant lot is included with purchased, already fenced in. Buyers agent to verify all information in this listing. Home is tenant occupied. 48 hours notice on all showings.

5. 2025-09-10
   listed $46,900 Active 246-char remark

   Show marketing remark (246 chars)

   3 bedroom, 1 bath home with basement and 1 car detached garage. Additional vacant lot is included with purchased, already fenced in. Buyers agent to verify all information in this listing. Home is tenant occupied. 48 hours notice on all showings.

6. 2024-03-01
   soldstatus $47,000 Sold 993-char remark

   Show marketing remark (993 chars)

   This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

7. 2024-03-01
   soldstatus $47,000 Closed

   Show marketing remark (993 chars)

   This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

8. 2024-02-05
   soldstatus $47,000
9. 2024-01-31
   status Pending 993-char remark

   Show marketing remark (993 chars)

   This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

10. 2024-01-31
    status Pending

    Show marketing remark (993 chars)

    This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

11. 2024-01-11
    price $58,900
12. 2024-01-10
    price $58,900 993-char remark

    Show marketing remark (993 chars)

    This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

13. 2023-12-22
    price $62,900
14. 2023-12-21
    price $62,900 993-char remark

    Show marketing remark (993 chars)

    This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

15. 2023-12-01
    listed $69,900 Active 993-char remark

    Show marketing remark (993 chars)

    This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

16. 2023-12-01
    listed $69,900 Active

    Show marketing remark (993 chars)

    This updated Cape Cod style home sits on a double lot with just under 1350 sq ft. This 3 bed/1 bath home offers fresh paint throughout and new floor coverings on the main floor of this home. The kitchen has freshly painted cabinets with new hardware, a new countertop, with subway tiled back splash and vinyl flooring. Coved ceilings in the living room and hallways gives it an added touch. The bathroom was remodeled adding a tile shower surround and tile flooring, with a new toilet and sink. The master bedroom is oversized with a large closet and direct access to a D & W covered back porch area where the hot tub sits. Upstairs offers the 3rd bedroom with wood floors and knotty pine finishings. The basement can easily be finished off for a man cave area. The other half of the basement is the mechanical side & laundry area. Detached 2 car garage with 220 for a compressor. Two separate driveways for extra parking. Air ducts professionally cleaned last month. Move in Ready.

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/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: $11,974
• − Mortgage interest: −$2,627
• − Property taxes: −$1,434
• − Insurance: −$234
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,364
• Taxable income: $4,398
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,784/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

-39.9% since first listed

16 events — show timeline

• 2026-01-13 Sold (Public Records) $42,000 Public Records
• 2025-09-29 Pending — REALCOMP
• 2025-09-29 Pending — MiRealSource-MiMLS
• 2025-09-10 Listed $46,900 MiRealSource-MiMLS
• 2025-09-10 Listed $46,900 REALCOMP
• 2024-03-01 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2024-03-01 Sold (MLS) $47,000 REALCOMP
• 2024-02-05 Sold (Public Records) $47,000 Public Records
• 2024-01-31 Pending — REALCOMP
• 2024-01-31 Pending — MiRealSource-MiMLS
• 2024-01-11 Price Changed $58,900 MiRealSource-MiMLS
• 2024-01-10 Price Changed $58,900 REALCOMP
• 2023-12-22 Price Changed $62,900 MiRealSource-MiMLS
• 2023-12-21 Price Changed $62,900 REALCOMP
• 2023-12-01 Listed $69,900 MiRealSource-MiMLS
• 2023-12-01 Listed $69,900 REALCOMP

Property tax history

+7.1%/yr

Latest (2025): $1,434 · +42.7% YoY. Source: county tax records.