Flint, MI
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.85×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Michigan
- 2.86×=
- vs U.S.
- 3.43×-0.58
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
20.4%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Michigan
- 22.0%-1.6
- vs U.S.
- 23.3%-2.9
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.66%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Michigan
- 4.81%
- vs U.S.
- 4.35%+0.31
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.07%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Michigan
- -0.03%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.10
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Michigan
- 1.68
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.8%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Michigan
- 4.9%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+49.0%
homeValues.yearOverYear
+6.8%
Median home value
$172,900
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $856 | $10,272 | 16.9% |
| 2 BR | $1,033 | $12,396 | 20.4% |
| 3 BR | $1,272 | $15,264 | 25.2% |
Labor market direction
Unemployment
5.8%
Median household income
$60,673
What's being built
Total TTM
445
+25.7% YoY
Single-family
360
2–4 unit
22
5+ unit
63
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Genesee County | 405,280 | $172,900 | $60,673 | 445 | +25.7% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Flint | 405,280 | $60,673 | 2.85× | 4.66% | +49.0% | 1.10 | 5.8% |
| Gulfport-Biloxi, MS | 416,839 | $61,266 | — | — | +48.1% | — | 3.0% |
| Montgomery, AL | 384,740 | $62,746 | — | — | +45.2% | — | 2.3% |
| Tallahassee, FL | 386,064 | $63,078 | — | — | +47.3% | — | 4.9% |
| Mobile, AL | 429,312 | $58,119 | — | — | +51.1% | — | 2.8% |
| Beaumont-Port Arthur, TX | 396,279 | $65,245 | — | — | +33.7% | — | 5.2% |
Where people are moving in from
Net migration
-271
-0.07% of population
| Origin county | Tax returns |
|---|---|
| Oakland County, MI | 1,565 |
| Livingston County, MI | 499 |
| Lapeer County, MI | 469 |
| Wayne County, MI | 379 |
| Saginaw County, MI | 342 |
| Macomb County, MI | 335 |
Who lives in Flint
- Median age
- 41
- Bachelor's+
- 22.8%
- Owner-occupancy
- 70.8%
- Vacancy rate
- 9.4%
- Rent burdened (30%+)
- 47.6%
- Median household income
- $60,673
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.