Flint, MI · Michigan
Genesee County
ZIP 48423
404,087 residents445 permits TTM$60,673 median HHI23 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$172,900
ACS 5-Year
Cap rate proxy
6.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.5%
HUD FMR ÷ ACS HHI
Net migration
+1.37%
IRS SOI
Permits (TTM)
445
Census BPS
Climate risk
92.2
FEMA NRI (0–100)
ZIP 48423
Median home value
$249,984
Gross yield
5.1%
Cap rate
4.5%
Rent gap
11.7%
Affordability
P/I: 4.1R/I: —
Section 8 detail
SAFMR: $1,060Rent: $936Gap: 13.2%
ZIP code breakdown23 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 48505 | — | — | — | 33.8% | — |
| 48504 | — | — | — | 26.0% | — |
| 48506 | — | — | — | 14.0% | — |
| 48503 | — | — | — | 17.6% | — |
| 48529 | — | — | — | 12.6% | — |
Ranked by composite score
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Demographics
Owner-occupied
70.8%
Census ACS
Vacancy rate
9.4%
Census ACS
Bachelor's degree +
22.8%
Census ACS
Rent burdened
47.6%
Census ACS (>30% income)
Median age
40.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026