1013 W Pasadena Ave · Flint, MI 48504

$8,500

2 bd · 1.0 ba · 763 sqft · SingleFamily public records · 32 Days on market

Built 1946 5,663 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

• 5,663 sq ft lot
• Built 1946
• Listed 31 days

Property features AI

Finance

• Other: Located in the Ray Meadows subdivision; Directions: W Pasadena Ave / W McClellan

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Wood siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (57.3 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 3 total rooms

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 $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $8k).
• Recommended offer: $8k (3.0% below list) — sets the bar for market timing.
• Cap rate 97.6% 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: 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• 4 sale attempts since 34y 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 $6k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 1946 — 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: 10.50% ✓
• Cap rate: 97.55%
• Cash-on-cash: 325.93%
• DSCR: 15.50
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $25,179
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3221 Burgess St	0.23mi	2/1.0	755 (-1%)	3mo	$15,900	$21	85
3501 Milbourne Ave	0.08mi	2/1.0	752 (-1%)	20mo	$24,000	$32	78
3501 Fleming Rd	0.28mi	2/1.0	764 (+0%)	12mo	$25,000	$33	77
3721 Trumbull Ave	0.38mi	2/1.0	742 (-3%)	15mo	$25,000	$34	65
2713 Brownell Blvd	0.59mi	2/1.0	728 (-5%)	5mo	$35,000	$48	61
1713 W Dartmouth St	0.46mi	3/1.0 (+1)	720 (-6%)	5mo	$69,900	$97	60
2632 Landon St	0.51mi	2/1.0	740 (-3%)	17mo	$18,500	$25	57
2711 Winona St	0.63mi	2/1.0	772 (+1%)	20mo	$14,300	$19	52
3622 Winona St	0.54mi	2/1.0	697 (-9%)	11mo	$54,900	$79	52
2101 W Dartmouth St	0.61mi	2/1.0	724 (-5%)	17mo	$26,000	$36	49
2909 Wisner St	0.72mi	2/1.0	816 (+7%)	12mo	$10,400	$13	45
2718 Dupont St	0.42mi	3/1.0 (+1)	864 (+13%)	18mo	$9,990	$12	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: —
• Equity multiple: 17.73×
• Total profit: $39,807
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 37.86×
• Total profit: $87,733
• 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: 132
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $646

Break-even live

Break-even rent $74

Max offer price $8,500

Occupancy floor 23%

Sensitivity live

Price	-10% $652	-5% $649	+0% $646	+5% $643	+10% $641
Rent	-10% $576	-5% $611	+0% $646	+5% $682	+10% $717
Rate	-1.0pp $651	-0.5pp $649	base $646	+0.5pp $644	+1.0pp $642

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	22d	1	0.21mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	22d	1	0.24mi
3506 Brownell Blvd Flint, MI	2.0	1.0	600	$825	$1.38	15d	1	0.48mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.48mi
5905 Griggs Dr Flint, MI	3.0	1.0	940	$1,000	$1.06	15d	1	1.48mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.49mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.49mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	45d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $8,500 Active 32 DOM
2. 2026-06-18
   days on market $8,500 Active 29 DOM
3. 2026-06-17
   days on market $8,500 Active 28 DOM
4. 2026-06-16
   days on market $8,500 Active 27 DOM
5. 2026-06-15
   days on market $8,500 Active 26 DOM
6. 2026-06-14
   days on market $8,500 Active 24 DOM
7. 2026-06-13
   days on market $8,500 Active 23 DOM
8. 2026-06-10
   days on market $8,500 Active 21 DOM
9. 2026-06-09
   days on market $8,500 Active 20 DOM
10. 2026-06-08
    days on market $8,500 Active 19 DOM
11. 2026-06-07
    days on market $8,500 Active 18 DOM
12. 2026-06-05
    days on market $8,500 Active 15 DOM
13. 2026-06-03
    days on market $8,500 Active 14 DOM
14. 2026-06-02
    days on market $8,500 Active 13 DOM
15. 2026-06-01
    days on market $8,500 Active 12 DOM
16. 2026-05-31
    days on market $8,500 Active 11 DOM
17. 2026-05-30
    days on market $8,500 Active 10 DOM
18. 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.

19. 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.

20. 1993-03-02
    soldstatus $6,000 27-char remark

    Show marketing remark (27 chars)

    Pend Before Print, Hud Home

21. 1993-03-02
    soldstatus $6,000

    Show marketing remark (27 chars)

    Pend Before Print, Hud Home

22. 1992-12-10
    historical 27-char remark

    Show marketing remark (27 chars)

    Pend Before Print, Hud Home

23. 1992-11-20
    listed $6,000 27-char remark

    Show marketing remark (27 chars)

    Pend Before Print, Hud Home

24. 1992-11-20
    listed $6,000

    Show marketing remark (27 chars)

    Pend Before Print, Hud Home

ⓘ 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: $10,711
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$247
• Taxable income: $8,104
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $5,812/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

+41.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $8,500 MiRealSource-MiMLS
• 2026-05-20 Listed $8,500 REALCOMP
• 1993-03-02 Sold (MLS) $6,000 REALCOMP
• 1993-03-02 Sold (MLS) $6,000 MiRealSource-MiMLS
• 1992-12-10 Listing Removed — MiRealSource-MiMLS
• 1992-11-20 Listed $6,000 REALCOMP
• 1992-11-20 Listed $6,000 MiRealSource-MiMLS