149 E Linsey Blvd · Flint, MI 48503

$49,900

4 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 88 Days on market

Built 1927 4,792 sqft lot Est $50k · at est. ↓ 41% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

Key facts

• Near schools
• Two unit rental
• Strong rental demand

Tags

• TWO UNIT RENTAL
• INCOME OPPORTUNITY
• STRONG RENTAL DEMAND
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Annual property tax approximately $991

Exterior

• Utilities: Public sewer available; Water available
• Home design: Single-family residence; Two stories
• Construction: Wood siding
• Exterior features: Lot roughly 40 x 120 (0.11 acre)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Steam heating; No central cooling
• Interior features: 8 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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.
8. 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.
9. 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: 2.45% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.39%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $50,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 E Linsey Blvd	0.00mi	4/2.0	1,253 (0%)	0mo	$50,000	$40	100
218 E Livingston Dr	0.41mi	4/1.0	1,278 (+2%)	0mo	$30,000	$23	73
1522 Woodslea Dr	0.68mi	3/1.5 (-1)	1,262 (+1%)	21mo	$148,900	$118	43
2002 Ferris Ave	0.52mi	4/1.0	1,087 (-13%)	8mo	$29,000	$27	43
619 Vermilya Ave	0.63mi	3/1.0 (-1)	1,295 (+3%)	16mo	$98,000	$76	43
348 E Atherton Rd	0.74mi	3/2.0 (-1)	1,205 (-4%)	15mo	$136,379	$113	42
609 Lippincott Blvd	0.41mi	3/1.0 (-1)	1,080 (-14%)	9mo	$40,000	$37	41
718 Neubert Ave	0.67mi	3/1.5 (-1)	1,326 (+6%)	14mo	$80,000	$60	40
644 Lincoln Ave	0.68mi	3/1.0 (-1)	1,372 (+10%)	20mo	$29,000	$21	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 3.61×
• Total profit: $36,513
• Equity at exit: $7,440

10-year hold

• IRR: 62.0%
• Equity multiple: 8.90×
• Total profit: $110,383
• Equity at exit: $4,314

Cash invested: $13,972 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$262
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $598

Break-even live

Break-even rent $464

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $627	-5% $612	+0% $598	+5% $584	+10% $570
Rent	-10% $502	-5% $550	+0% $598	+5% $647	+10% $695
Rate	-1.0pp $624	-0.5pp $611	base $598	+0.5pp $585	+1.0pp $572

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.96mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	1.08mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.11mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.14mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	44d	1	1.39mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.39mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	1.39mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.46mi

Listing history 24 events

1. 2026-05-22
   status Pending

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

2. 2026-05-22
   status Pending 547-char remark

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

3. 2026-03-04
   status Active

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

4. 2026-03-04
   status Active 547-char remark

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

5. 2026-02-19
   status Pending

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

6. 2026-02-19
   status Pending 547-char remark

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

7. 2026-02-10
   listed $49,900 Active

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

8. 2026-02-10
   listed $49,900 Active 547-char remark

   Show marketing remark (547 chars)

   "MOTIVATED SELLER! MAKE OFFER" With a little love and attention this two-unit rental investment offers an income-opportunity with strong rental demand. Lower unit offers 3 bedrooms and 1 bath, upper unit offers 1 bedroom and 1 bathroom. Conveniently located near schools, shopping, and public transit. Ideal for investors looking for rentals or live in one and rent the other. This duplex can easily be converted back to a single family home as well! Don't miss this opportunity for a great investment call today for a private showing!!!

9. 2025-09-07
   historical
10. 2025-09-07
    historical
11. 2025-08-25
    price $75,900
12. 2025-08-25
    price $75,900
13. 2025-07-18
    price $79,900
14. 2025-07-18
    price $79,900
15. 2025-07-18
    status Active
16. 2025-07-18
    status Active
17. 2025-05-12
    historical Active Under Contract
18. 2025-05-12
    historical Accepting Backup Offers
19. 2025-03-07
    listed $89,900 Active
20. 2025-03-06
    listed $89,900 Active
21. 2024-11-23
    historical
22. 2024-11-22
    historical
23. 2024-08-22
    listed $85,000 Active
24. 2024-08-22
    listed $85,000 Active

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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: $14,660
• − Mortgage interest: −$2,795
• − Property taxes: −$1,011
• − Insurance: −$250
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,452
• Taxable income: $6,807
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $5,547/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

-41.3% since first listed

24 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-02-19 Pending — REALCOMP
• 2026-02-19 Pending — MiRealSource-MiMLS
• 2026-02-10 Listed $49,900 REALCOMP
• 2026-02-10 Listed $49,900 MiRealSource-MiMLS
• 2025-09-07 Listing Removed — MiRealSource-MiMLS
• 2025-09-07 Listing Removed — REALCOMP
• 2025-08-25 Price Changed $75,900 MiRealSource-MiMLS
• 2025-08-25 Price Changed $75,900 REALCOMP
• 2025-07-18 Price Changed $79,900 MiRealSource-MiMLS
• 2025-07-18 Price Changed $79,900 REALCOMP
• 2025-07-18 Relisted — REALCOMP
• 2025-07-18 Relisted — MiRealSource-MiMLS
• 2025-05-12 Contingent — REALCOMP
• 2025-05-12 Contingent — MiRealSource-MiMLS
• 2025-03-07 Listed $89,900 REALCOMP
• 2025-03-06 Listed $89,900 MiRealSource-MiMLS
• 2024-11-23 Listing Removed — MiRealSource-MiMLS
• 2024-11-22 Listing Removed — REALCOMP
• 2024-08-22 Listed $85,000 MiRealSource-MiMLS
• 2024-08-22 Listed $85,000 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,011 · +2.0% YoY. Source: county tax records.