352 Buckingham Ave · Flint, MI 48507

$99,900

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 106 Days on market

Built 1943 5,663 sqft lot Est $85k · 18% over

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Why this score? — see what drove the D+ 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

Key facts

• Covered front porch
• Large front window
• Bay window

Tags

• REMODELED HOME
• NEW ROOF
• COVERED FRONT PORCH
• LARGE FRONT WINDOW
• PLENTY OF CABINETS
• BAY WINDOW

Property features AI

Finance

• Other: Lot is approximately 0.13 acres (50 x 115); Subdivision: FARNAMWOOD; Directions: On Buckingham between Custer and Red Arrow

Exterior

• Parking: Detached 1-car garage; Paved road access
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half stories; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Covered porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 33y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $100k implies a 668% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $84,987
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 E Atherton Rd	0.06mi	3/2.0	1,274 (+6%)	2mo	$40,000	$31	81
4133 Custer Ave	0.19mi	2/1.5 (-1)	1,192 (-0%)	3mo	$114,000	$96	81
352 Buckingham Ave	0.00mi	3/1.0	1,055 (-12%)	0mo	$98,500	$93	80
218 E Livingston Dr	0.40mi	4/1.0 (+1)	1,278 (+7%)	0mo	$30,000	$23	65
4424 Cheyenne Ave	0.75mi	3/1.0	1,212 (+1%)	1mo	$76,000	$63	63
723 Mckeighan Ave	0.58mi	2/1.0 (-1)	1,160 (-3%)	4mo	$29,900	$26	59
1005 Macdonald Ave	0.70mi	3/1.0	1,321 (+10%)	0mo	$140,000	$106	50
802 McKeighan Ave	0.60mi	3/1.0	1,056 (-12%)	3mo	$95,900	$91	50
617 Mckeighan Ave	0.46mi	3/2.0	1,374 (+15%)	1mo	$146,000	$106	49
612 Alvord Ave	0.74mi	3/1.0	1,082 (-10%)	4mo	$76,500	$71	46
913 Macdonald Ave	0.67mi	3/1.0	1,349 (+13%)	5mo	$52,700	$39	43
1030 Mckeighan Ave	0.73mi	3/1.5	1,049 (-12%)	2mo	$50,000	$48	41

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-8,733
• Equity at exit: $14,895

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-6,392
• Equity at exit: $8,638

Cash invested: $27,972 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $168

Break-even live

Break-even rent $910

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $225	-5% $196	+0% $168	+5% $140	+10% $112
Rent	-10% $79	-5% $124	+0% $168	+5% $213	+10% $257
Rate	-1.0pp $218	-0.5pp $194	base $168	+0.5pp $142	+1.0pp $116

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	45d	1	0.32mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.33mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	45d	1	0.61mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	0.64mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	22d	1	0.70mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.77mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	14d	1	0.83mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	1.01mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	1.07mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	1.13mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.17mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	45d	1	1.17mi

Listing history 39 events

1. 2026-05-12
   status Pending 733-char remark

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

2. 2026-05-12
   status Pending

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

3. 2026-04-17
   price $99,900 733-char remark

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

4. 2026-04-16
   price $99,900
5. 2026-02-26
   price $104,900 733-char remark

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

6. 2026-02-25
   price $104,900
7. 2026-01-26
   listed $105,900 Active

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

8. 2026-01-26
   listed $105,900 Active 733-char remark

   Show marketing remark (733 chars)

   Make all your dreams come true with this completely remodeled home with a new roof too!! This home is located in desirable Farnumwoods. Great curb appeal with its covered front porch! Large front window makes the living room bright and cozy! The kitchen offers plenty of cabinets , preparation and storage areas. The dining room has a bay window! Large primary bedroom upstairs and two additional bedrooms on the main floor. Home features one full bath. The full basement is perfect for storage or you can finish for more family living space! One car detached garage. This home is great for the first time home buyer or someone looking to downsize! It is fresh and inviting! Come take a look today. Promise you won't be disappointed!

9. 2023-07-13
   historical
10. 2015-11-18
    historical
11. 2015-11-18
    historical
12. 2014-09-18
    listed $18,500
13. 2014-09-18
    listed $18,500
14. 2012-08-16
    soldstatus $13,000
15. 2012-07-27
    soldstatus $13,000
16. 2012-07-27
    soldstatus $13,000
17. 2012-06-05
    historical
18. 2012-04-21
    listed $15,000
19. 2012-04-21
    listed $15,000
20. 2010-12-07
    historical
21. 2010-12-06
    historical
22. 2010-06-09
    soldstatus $54,541
23. 2010-01-30
    historical
24. 2009-02-02
    listed $74,900
25. 2009-02-02
    listed $74,900
26. 2007-07-06
    soldstatus $53,000
27. 2007-06-15
    soldstatus $53,000
28. 2007-06-15
    soldstatus $53,000
29. 2007-06-06
    historical
30. 2007-04-20
    listed $54,900
31. 2007-04-20
    listed $54,900
32. 2006-12-29
    historical
33. 2006-07-20
    listed $59,900
34. 2006-07-20
    listed $59,900
35. 1993-08-04
    historical
36. 1993-08-02
    soldstatus $42,500
37. 1993-08-02
    soldstatus $42,500
38. 1993-06-29
    listed $43,500
39. 1993-06-29
    listed $43,500

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,479
• − Mortgage interest: −$5,596
• − Property taxes: −$1,844
• − Insurance: −$500
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,906
• Taxable income: $477
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $1,904/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+129.7% since first listed

39 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-04-17 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $99,900 REALCOMP
• 2026-02-26 Price Changed $104,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $104,900 REALCOMP
• 2026-01-26 Listed $105,900 REALCOMP
• 2026-01-26 Listed $105,900 MiRealSource-MiMLS
• 2023-07-13 Rental Removed — APPFOLIO
• 2015-11-18 Listing Removed — MiRealSource-MiMLS
• 2015-11-18 Listing Removed — REALCOMP
• 2014-09-18 Listed $18,500 MiRealSource-MiMLS
• 2014-09-18 Listed $18,500 REALCOMP
• 2012-08-16 Sold (Public Records) $13,000 Public Records
• 2012-07-27 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2012-07-27 Sold (MLS) $13,000 REALCOMP
• 2012-06-05 Listing Removed — MiRealSource-MiMLS
• 2012-04-21 Listed $15,000 MiRealSource-MiMLS
• 2012-04-21 Listed $15,000 REALCOMP
• 2010-12-07 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-06-09 Sold (Public Records) $54,541 Public Records
• 2010-01-30 Listing Removed — MiRealSource-MiMLS
• 2009-02-02 Listed $74,900 MiRealSource-MiMLS
• 2009-02-02 Listed $74,900 REALCOMP
• 2007-07-06 Sold (Public Records) $53,000 Public Records
• 2007-06-15 Sold (MLS) $53,000 REALCOMP
• 2007-06-15 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2007-06-06 Listing Removed — MiRealSource-MiMLS
• 2007-04-20 Listed $54,900 REALCOMP
• 2007-04-20 Listed $54,900 MiRealSource-MiMLS
• 2006-12-29 Listing Removed — MiRealSource-MiMLS
• 2006-07-20 Listed $59,900 MiRealSource-MiMLS
• 2006-07-20 Listed $59,900 REALCOMP
• 1993-08-04 Listing Removed — MiRealSource-MiMLS
• 1993-08-02 Sold (MLS) $42,500 REALCOMP
• 1993-08-02 Sold (MLS) $42,500 MiRealSource-MiMLS
• 1993-06-29 Listed $43,500 REALCOMP
• 1993-06-29 Listed $43,500 MiRealSource-MiMLS

Property tax history

+5.3%/yr

Latest (2025): $1,844 · +1.9% YoY. Source: county tax records.