1216 Minnesota Ave · Flint, MI 48506

$24,500

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 83 Days on market

Built 1917 2,614 sqft lot Est $27k · 10% under

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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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

Key facts

• 2,614 sq ft lot
• Garage
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $24k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.0% 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: 202 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $169 of loan paydown is wiped out by about $735 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 + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 4.03% ✓
• Cap rate: 34.02%
• Cash-on-cash: 99.03%
• DSCR: 5.41
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $27,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Minnesota Ave	0.01mi	2/1.0 (-1)	884 (-3%)	7mo	$26,500	$30	84
1644 Pennsylvania Ave	0.07mi	2/1.0 (-1)	839 (-8%)	6mo	$43,000	$51	73
2301 Kansas Ave	0.38mi	3/1.0	900 (-1%)	10mo	$4,900	$5	72
306 Lafayette St	0.35mi	2/1.0 (-1)	900 (-1%)	9mo	$100,000	$111	70
1818 Kansas Ave	0.18mi	2/1.5 (-1)	858 (-6%)	9mo	$14,000	$16	67
1702 Nebraska Ave	0.10mi	2/1.0 (-1)	998 (+10%)	10mo	$28,000	$28	66
1809 Kentucky Ave	0.10mi	3/1.0	1,038 (+14%)	10mo	$24,000	$23	64
301 Chandler St	0.49mi	3/1.0	1,008 (+11%)	0mo	$127,000	$126	59
601 Chalmers St	0.75mi	3/1.0	926 (+2%)	8mo	$78,500	$85	56
1622 New York Ave	0.72mi	3/1.0	839 (-8%)	6mo	$34,500	$41	49
1513 Jane Ave	0.67mi	2/1.0 (-1)	1,002 (+10%)	3mo	$12,000	$12	44
1241 Poplar St	0.59mi	4/2.0 (+1)	1,030 (+13%)	1mo	$25,650	$25	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.68×
• Total profit: $32,130
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 11.87×
• Total profit: $74,579
• Equity at exit: $2,118

Cash invested: $6,860 (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 48506

• Active inventory: 202
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$128
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $566

Break-even live

Break-even rent $270

Max offer price $24,500

Occupancy floor 38%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.20mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.31mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.66mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	0.71mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	1.25mi

Listing history 15 events

1. 2026-04-20
   soldstatus $20,000
2. 2026-03-23
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

3. 2026-03-23
   status Pending

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

4. 2026-02-21
   price $24,500 214-char remark

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

5. 2026-02-21
   price $24,500

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

6. 2026-01-25
   price $26,500 214-char remark

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

7. 2026-01-24
   price $26,500
8. 2026-01-12
   price $28,500 214-char remark

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

9. 2026-01-12
   price $28,500

   Show marketing remark (214 chars)

   Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

10. 2025-12-31
    listed $29,900 Active 214-char remark

    Show marketing remark (214 chars)

    Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

11. 2025-12-31
    listed $29,900 Active

    Show marketing remark (214 chars)

    Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

12. 2025-12-30
    historical $29,900 214-char remark

    Show marketing remark (214 chars)

    Great investor special. Home is move in ready with a little love put in. Basement is in need of repair but is dry. 3-bedroom, 1 bath on a half-acre! Sold in "as-is" condition. Seller will make no repairs.

13. 2023-03-01
    soldstatus $45,000
14. 2013-07-12
    soldstatus $12,500
15. 2001-10-03
    soldstatus $10,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 ≥96°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: $11,837
• − Mortgage interest: −$1,372
• − Property taxes: −$893
• − Insurance: −$122
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$713
• Taxable income: $6,842
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $5,152/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+100.0% since first listed

15 events — show timeline

• 2026-04-20 Sold (Public Records) $20,000 Public Records
• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-23 Pending — REALCOMP
• 2026-02-21 Price Changed $24,500 MiRealSource-MiMLS
• 2026-02-21 Price Changed $24,500 REALCOMP
• 2026-01-25 Price Changed $26,500 MiRealSource-MiMLS
• 2026-01-24 Price Changed $26,500 REALCOMP
• 2026-01-12 Price Changed $28,500 MiRealSource-MiMLS
• 2026-01-12 Price Changed $28,500 REALCOMP
• 2025-12-31 Listed $29,900 MiRealSource-MiMLS
• 2025-12-31 Listed $29,900 REALCOMP
• 2025-12-30 Coming Soon $29,900 MiRealSource-MiMLS
• 2023-03-01 Sold (Public Records) $45,000 Public Records
• 2013-07-12 Sold (Public Records) $12,500 Public Records
• 2001-10-03 Sold (Public Records) $10,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $893 · +1.6% YoY. Source: county tax records.