2434 Mackin Rd · Flint, MI 48504

$8,500

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 32 Days on market

Built 1927 5,227 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling within twelve months.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1927

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Wood siding exterior; Block foundation; Above-grade finished area approximately 832
• Exterior features: Paved road access; Lot roughly 50 x 100.68 (about 0.12 acres)

Interior

• Bedrooms: Total of 2 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $8k (3.0% below list) — sets the bar for market timing.
• Cap rate 113.1% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $59 of loan paydown is wiped out by about $255 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $4k; list at $8k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $8,245 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 12.14% ✓
• Cap rate: 113.11%
• Cash-on-cash: 381.50%
• DSCR: 17.97
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $47,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Begole St	0.24mi	3/1.5 (+1)	1,134 (-5%)	6mo	$24,000	$21	69
2714 Barth St	0.20mi	3/2.0 (+1)	1,092 (-8%)	7mo	$40,000	$37	62
2551 Altoona St	0.66mi	2/1.0	1,114 (-6%)	0mo	$45,000	$40	58
2606 Stevenson St	0.15mi	3/1.0 (+1)	1,016 (-15%)	7mo	$60,000	$59	57
1702 Stevenson St	0.54mi	3/1.0 (+1)	1,120 (-6%)	5mo	$17,500	$16	56
1017 Perry St	0.68mi	3/1.5 (+1)	1,181 (-1%)	5mo	$110,000	$93	55
971 N Chevrolet Ave	0.62mi	3/1.0 (+1)	1,122 (-6%)	4mo	$79,900	$71	53
2038 Copeman Blvd	0.62mi	3/1.0 (+1)	1,077 (-10%)	1mo	$67,000	$62	50
2112 Winona St	0.61mi	3/1.5 (+1)	1,292 (+8%)	1mo	$30,000	$23	50
2713 Norbert St	0.62mi	3/1.0 (+1)	1,076 (-10%)	7mo	$36,000	$33	44
617 W Witherbee St	0.69mi	3/1.0 (+1)	1,330 (+12%)	4mo	$15,525	$12	40
2539 Norbert St	0.71mi	3/1.0 (+1)	1,350 (+13%)	6mo	$76,000	$56	35

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: —
• Equity multiple: 20.68×
• Total profit: $46,829
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 44.23×
• Total profit: $102,894
• Equity at exit: $735

Cash invested: $2,380 (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: 135
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $757

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 22%

Sensitivity live

Price	-10% $763	-5% $760	+0% $757	+5% $754	+10% $751
Rent	-10% $675	-5% $716	+0% $757	+5% $797	+10% $838
Rate	-1.0pp $761	-0.5pp $759	base $757	+0.5pp $754	+1.0pp $752

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	16d	1	0.61mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	23d	1	0.71mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	23d	1	0.93mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	23d	1	1.10mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	23d	1	1.19mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	23d	1	1.26mi

Listing history 35 events

1. 2026-06-23
   days on market $8,500 Active 32 DOM
2. 2026-06-21
   days on market $8,500 Active 31 DOM
3. 2026-06-18
   days on market $8,500 Active 28 DOM
4. 2026-06-17
   days on market $8,500 Active 27 DOM
5. 2026-06-16
   days on market $8,500 Active 26 DOM
6. 2026-06-15
   days on market $8,500 Active 25 DOM
7. 2026-06-14
   days on market $8,500 Active 23 DOM
8. 2026-06-13
   days on market $8,500 Active 22 DOM
9. 2026-06-10
   days on market $8,500 Active 20 DOM
10. 2026-06-09
    days on market $8,500 Active 19 DOM
11. 2026-06-08
    days on market $8,500 Active 18 DOM
12. 2026-06-07
    days on market $8,500 Active 17 DOM
13. 2026-06-05
    days on market $8,500 Active 14 DOM
14. 2026-06-03
    days on market $8,500 Active 13 DOM
15. 2026-06-02
    days on market $8,500 Active 12 DOM
16. 2026-06-01
    days on market $8,500 Active 11 DOM
17. 2026-05-31
    days on market $8,500 Active 10 DOM
18. 2026-05-20
    listed $8,500 Active 230-char remark

    Show marketing remark (230 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling within twelve months.

19. 2026-05-20
    listed $8,500 Active

    Show marketing remark (230 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling within twelve months.

20. 2010-05-18
    soldstatus $4,000 120-char remark

    Show marketing remark (120 chars)

    Sale To Be As-is, Proof Of Funds With Offers, Home Has Good Bones, Mechanicals And Entry Door Missing, Cash Only Offers.

21. 2010-05-18
    soldstatus $4,000

    Show marketing remark (120 chars)

    Sale To Be As-is, Proof Of Funds With Offers, Home Has Good Bones, Mechanicals And Entry Door Missing, Cash Only Offers.

22. 2010-04-30
    historical

    Show marketing remark (120 chars)

    Sale To Be As-is, Proof Of Funds With Offers, Home Has Good Bones, Mechanicals And Entry Door Missing, Cash Only Offers.

23. 2010-03-22
    listed $4,900 120-char remark

    Show marketing remark (120 chars)

    Sale To Be As-is, Proof Of Funds With Offers, Home Has Good Bones, Mechanicals And Entry Door Missing, Cash Only Offers.

24. 2010-03-22
    listed $4,900

    Show marketing remark (120 chars)

    Sale To Be As-is, Proof Of Funds With Offers, Home Has Good Bones, Mechanicals And Entry Door Missing, Cash Only Offers.

25. 2005-04-20
    soldstatus $13,000
26. 2005-04-20
    soldstatus $13,000
27. 2005-04-01
    historical
28. 2005-03-17
    listed $14,900
29. 2005-03-17
    listed $14,900
30. 2000-08-29
    soldstatus $60,000
31. 1999-02-10
    soldstatus $30,000
32. 1999-02-10
    soldstatus $30,000
33. 1998-12-29
    historical
34. 1998-05-12
    listed $32,500
35. 1998-05-12
    listed $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,385
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$247
• Taxable income: $9,510
• Est. tax owed @ 24.0%: −$2,282
• After-tax cash flow: $6,797/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

-73.8% since first listed

20 events — show timeline

• 2026-05-30 Relisted — REALCOMP
• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-20 Listed $8,500 MiRealSource-MiMLS
• 2026-05-20 Listed $8,500 REALCOMP
• 2010-05-18 Sold (MLS) $4,000 REALCOMP
• 2010-05-18 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2010-04-30 Listing Removed — MiRealSource-MiMLS
• 2010-03-22 Listed $4,900 REALCOMP
• 2010-03-22 Listed $4,900 MiRealSource-MiMLS
• 2005-04-20 Sold (MLS) $13,000 REALCOMP
• 2005-04-20 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2005-04-01 Listing Removed — MiRealSource-MiMLS
• 2005-03-17 Listed $14,900 REALCOMP
• 2005-03-17 Listed $14,900 MiRealSource-MiMLS
• 2000-08-29 Sold (Public Records) $60,000 Public Records
• 1999-02-10 Sold (MLS) $30,000 REALCOMP
• 1999-02-10 Sold (MLS) $30,000 MiRealSource-MiMLS
• 1998-12-29 Listing Removed — MiRealSource-MiMLS
• 1998-05-12 Listed $32,500 REALCOMP
• 1998-05-12 Listed $32,500 MiRealSource-MiMLS

Property tax history

+4.6%/yr

Latest (2021): $833 · -0.4% YoY. Source: county tax records.