Updated 2026 · Based on median market data for Flint, MI
Flint sits in the Midwest with a population of 97,000 declining at -0.5% annually. The median home costs $85,000 while rents average $720/mo, producing an estimated cap rate of 7.01%. This puts Flint in the upper tier of investable US markets.
Flint is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($85,000) means you can get started with a $17,000 down payment, and the 7.01% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $85,000 median — around $68,000 or less. At this price point with $720/mo rents, your cap rate improves to roughly 9.3%. Factor in 1.52% property taxes ($1,292/yr), budget 5% of gross rent for maintenance, and underwrite to a 8.2% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $660.
Population decline (-0.5%) is the primary risk — shrinking markets can see rising vacancy and downward pressure on rents and values. The 8.2% vacancy rate is above the national average, so budget conservatively and screen tenants carefully. Property taxes at 1.52% are notably high — this is a significant drag on NOI that some investors underestimate. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Flint property using our cap rate calculator (pre-filled with Flint data). Compare Flint against similar markets in the Midwest region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.