1206 E Home Ave · Flint, MI 48505

$44,000

4 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 49 Days on market

Built 1927 4,792 sqft lot Est $40k · 11% over ↓ 2% 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
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

Key facts

• Large kitchen
• Enclosed front porch
• 4,792 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• PARTIALLY FENCED YARD
• LARGE KITCHEN
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry; Vinyl siding
• Construction: Block foundation
• Exterior features: Porch; Paved road access; Sidewalks in the community

Interior

• Kitchen: Free-standing electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Free-standing electric range; Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.0% 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: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• At $1,280/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 960% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($304 loan paydown + $1k appreciation (2.7% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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: 2.91% ✓
• Cap rate: 26.03%
• Cash-on-cash: 70.49%
• DSCR: 4.14
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $39,810
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 E Home Ave	0.00mi	3/2.0 (-1)	1,320 (-0%)	1mo	$39,000	$30	94
758 E Holbrook Ave	0.64mi	3/1.0 (-1)	1,276 (-4%)	14mo	$35,000	$27	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.8%
• Equity multiple: 5.11×
• Total profit: $50,650
• Equity at exit: $18,982

10-year hold

• IRR: 74.6%
• Equity multiple: 10.47×
• Total profit: $116,678
• Equity at exit: $28,644

Cash invested: $12,320 (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 48505

• Home prices YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $724

Break-even live

Break-even rent $364

Max offer price $44,000

Occupancy floor 38%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6614 Elmridge Dr Flint, MI	3.0	1.0	895	$895	$1.00	44d	1	0.70mi

Listing history 10 events

1. 2026-05-18
   status Pending 654-char remark

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

2. 2026-05-18
   status Pending

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

3. 2026-04-20
   price $44,000 654-char remark

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

4. 2026-04-20
   price $44,000

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

5. 2026-04-01
   status Active 654-char remark

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

6. 2026-04-01
   status Active

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

7. 2026-03-19
   status Pending 654-char remark

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

8. 2026-03-19
   status Pending

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

9. 2026-03-17
   listed $45,000 Active

   Show marketing remark (654 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

10. 2026-03-17
    listed $45,000 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to this charming 3-bedroom, 2-bath home offering plenty of space and recent updates. Inside, you'll find fresh paint and new carpet that give the home a clean, move-in ready feel. The spacious living areas provide plenty of room for relaxing or entertaining, while the large kitchen offers ample cabinet and counter space. Enjoy the enclosed front porch, perfect for additional seating or a cozy entry space. Situated on a nice lot with a partially fenced yard and driveway, this home is a great opportunity for homeowners or investors looking for value in a convenient Flint location. A blank slate ready for its new owners to make it their own.

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$110/yr (+$9/mo · 24.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,356
• − Mortgage interest: −$2,465
• − Property taxes: −$457
• − Insurance: −$220
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,280
• Taxable income: $8,477
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $6,650/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): 18,032
• Household income: $33,283
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 960.0

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 Black (79%)
• Race & ethnicity: Black 79% White 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.67%
• Current HPI: 202.4878
• 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

-2.2% since first listed

10 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-04-20 Price Changed $44,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $44,000 REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-17 Listed $45,000 REALCOMP
• 2026-03-17 Listed $45,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $457 · +0.9% YoY. Source: county tax records.