2618 Brown St · Flint, MI 48503

$8,500

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 234 Days on market

Built 1923 3,920 sqft lot ↓ 14% since listing

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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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• 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 withing twelve months.

Key facts

• 3,920 sq ft lot
• Built 1923
• Listed 233 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Wood siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 100 (0.09 acres)

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No 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 $753 ($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: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 112.6% 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: 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: Rents rising fast (+12.3%/yr); 136 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 + 8.0% 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 234 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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?
8. 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.
9. 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.
10. 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: 12.08% ✓
• Cap rate: 112.55%
• Cash-on-cash: 379.50%
• DSCR: 17.89
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $43,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2429 Brown St	0.19mi	2/1.0	933 (+0%)	4mo	$8,500	$9	87
2729 Chicago Blvd	0.20mi	3/1.0 (+1)	895 (-4%)	2mo	$88,000	$98	78
2810 Gibson St	0.24mi	3/1.0 (+1)	892 (-4%)	1mo	$15,500	$17	77
2621 Swayze St	0.02mi	2/1.0	1,043 (+12%)	3mo	$76,950	$74	76
1114 Clancy Ave	0.19mi	2/1.0	1,009 (+9%)	3mo	$36,000	$36	74
3018 Fielding St	0.38mi	3/1.0 (+1)	993 (+7%)	1mo	$21,000	$21	65
2210 Brown St	0.33mi	2/1.0	816 (-12%)	1mo	$49,900	$61	64
3205 Clairmont St	0.52mi	3/1.0 (+1)	888 (-4%)	3mo	$42,000	$47	61
3801 Augusta St	0.73mi	2/1.0	949 (+2%)	3mo	$63,000	$66	60
1115 Barney Ave	0.49mi	3/1.0 (+1)	833 (-10%)	5mo	$43,500	$52	51
1114 Christopher St	0.62mi	2/1.0	832 (-10%)	4mo	$30,000	$36	50
3510 Hogarth Ave	0.70mi	2/1.0	796 (-14%)	3mo	$32,500	$41	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 22.85×
• Total profit: $52,005
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 56.37×
• Total profit: $131,782
• 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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $753

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 22%

Sensitivity live

Price	-10% $759	-5% $756	+0% $753	+5% $750	+10% $747
Rent	-10% $672	-5% $712	+0% $753	+5% $793	+10% $834
Rate	-1.0pp $757	-0.5pp $755	base $753	+0.5pp $750	+1.0pp $748

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 9 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	22d	1	0.65mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.66mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	15d	1	0.71mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	26d	1	0.71mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.75mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	0.84mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	15d	1	0.93mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	1.36mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $8,500 Active 234 DOM
2. 2026-06-18
   days on market $8,500 Active 231 DOM
3. 2026-06-17
   days on market $8,500 Active 230 DOM
4. 2026-06-16
   days on market $8,500 Active 229 DOM
5. 2026-06-15
   days on market $8,500 Active 228 DOM
6. 2026-06-14
   days on market $8,500 Active 226 DOM
7. 2026-06-13
   days on market $8,500 Active 225 DOM
8. 2026-06-10
   days on market $8,500 Active 223 DOM
9. 2026-06-09
   days on market $8,500 Active 222 DOM
10. 2026-06-08
    days on market $8,500 Active 221 DOM
11. 2026-06-07
    days on market $8,500 Active 220 DOM
12. 2026-06-05
    days on market $8,500 Active 217 DOM
13. 2026-06-03
    days on market $8,500 Active 216 DOM
14. 2026-06-02
    days on market $8,500 Active 215 DOM
15. 2026-06-01
    days on market $8,500 Active 214 DOM
16. 2026-05-31
    days on market $8,500 Active 213 DOM
17. 2026-05-30
    days on market $8,500 Active 212 DOM
18. 2025-12-16
    price $8,500 231-char remark

    Show marketing remark (231 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 withing twelve months.

19. 2025-12-15
    price $8,500
20. 2025-10-30
    listed $9,900 Active 231-char remark

    Show marketing remark (231 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 withing twelve months.

21. 2025-10-30
    listed $9,900 Active

    Show marketing remark (231 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 withing twelve months.

ⓘ 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 ≥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: $12,325
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$247
• Taxable income: $9,460
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $6,762/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 1%

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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

-14.1% since first listed

4 events — show timeline

• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-10-30 Listed $9,900 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS

Property tax history

+1.0%/yr

Latest (2018): $660 · -6.5% YoY. Source: county tax records.