Flint, MI — Rental Investment Analysis
🟢STRONG— excellent cash flow marketData: HUD FMR FY2024 + Zillow ZHVI April 2026 + Freddie Mac rates. Last updated June 2026.
Investment Summary
As of 2026, Flint, MI has a median cap rate of 13.3%, making it one of the top cash-flowing rental markets in the United States.
Flint is one of the strongest cash flow markets in the data. With a median home price of $85,491, entry costs are low — making it accessible for beginning investors or those buying multiple properties. With 3-bedroom rents around $1,270/month, the 13.3% cap rate tells the story. A typical rental here cash flows +$490/month after all expenses — strong passive income from day one.
The market passes the 1% rule (1.52%), which is increasingly rare and signals strong rent-to-price fundamentals. DSCR of 2.08 means the property's income comfortably covers debt service — DSCR loans should be easy to qualify for here.
Bottom line: Buy here if you want reliable monthly income. Flint is a cash flow market — don't expect rapid appreciation, but the checks come in every month.
Data sources: HUD Fair Market Rents (FY2024), Zillow Home Value Index (April 2026), Freddie Mac Primary Mortgage Market Survey.
Cap Rate
13.3%
Above average
Monthly Cash Flow
+$490
After all expenses
Price-to-Rent
5.5
Investor-friendly
DSCR
2.08
Passes lender test
Key Metrics
- Median Home Price
- $85,491
- Average Rent (3BR)
- $1,270/mo
- Price-to-Rent Ratio
- 5.5(good)
- 1% Rule
- 1.52%(passes)
- Cash-on-Cash Return
- 29.9%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 5%(+0.7% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +0.7% YoY
Property Tax Rate
1.38%
of assessed value (MI avg)
Median Income
$63,202
household (MI avg)
Rent-to-Income
24.1%
Affordable
Section 8 Max Rent
$1,270/mo
3BR voucher payment
MI Investor Climate
Landlord Friendly
6/10
State Income Tax
Has state tax
Property Tax
1.38% effective
Population Trend
+0.7% (3yr)
Population Movement (Tax Year 2021→2022)
Net Migration
-334 households
SHRINKING
Total Inflow
158,906
households moved in
Avg Income (New Residents)
$66,222
per household
Where they're coming from:
Where residents are leaving to:
Net outflow may indicate weakening demand — but can mean lower prices and higher cap rates.