2105 Arlington Ave · Flint, MI 48506

$10,100

3 bd · 1.5 ba · 1,823 sqft · SingleFamily public records · 35 Days on market

Built 1918 5,227 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 opportunity to own a spacious 2-story home offering over 1,800 square feet of living space, plus a basement and detached garage. This 3-bedroom, 1.5-bath property is packed with potential for the right buyer willing to put in some work and build instant sweat equity. Whether you're an investor looking for your next rental or flip project, or a homeowner ready to create your dream home, this handyman special offers endless possibilities. There may even be potential for conversion into a duplex, making this an exciting value-add opportunity. The property does need TLC and is being sold as-is, but the upside is undeniable. Best of all, the property will be transferred free and clear of back taxes, water bills, and city charges - giving you a fresh start on your renovation plans. Located in an area experiencing major revitalization, this neighborhood is seeing exciting improvements and renewed investment, helping restore the strong community appeal it once had. Bring your vision and unlock the potential of this great deal!

Key facts

• 2 story home
• Detached garage
• Handyman special

Tags

• 2 STORY HOME
• DETACHED GARAGE
• HANDYMAN SPECIAL
• POTENTIAL FOR CONVERSION
• VALUE ADD OPPORTUNITY

Property features AI

Finance

• Other: Listing broker: Epique Realty; Listing agent: William Alvin

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Wood siding and other exterior materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (50 x 105); Subdivision: ARLINGTON PLACE; Directions: East of Franklin, North of Davison; Cross street Franklin and Davison

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 116.5% 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; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/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 $70 of loan paydown is wiped out by about $303 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 34y ago; this cycle's ask has dropped $2k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,797 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 12.50% ✓
• Cap rate: 116.54%
• Cash-on-cash: 393.75%
• DSCR: 18.52
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $78,389
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 E Hamilton Ave	0.42mi	3/2.0	1,652 (-9%)	10mo	$6,500	$4	54
2117 Maryland Ave	0.39mi	3/1.5	1,652 (-9%)	18mo	$16,000	$10	51
1613 Kearsley Park Blvd	0.50mi	4/1.5 (+1)	1,858 (+2%)	23mo	$125,000	$67	50
1605 Kearsley Park Blvd	0.49mi	4/2.0 (+1)	1,596 (-12%)	7mo	$96,900	$61	44
2411 Missouri Ave	0.48mi	2/1.0 (-1)	1,951 (+7%)	19mo	$36,000	$18	43
2024 Tuscola St	0.73mi	2/1.0 (-1)	1,600 (-12%)	9mo	$68,900	$43	31

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: 21.33×
• Total profit: $57,483
• Equity at exit: $1,506

10-year hold

• IRR: —
• Equity multiple: 45.64×
• Total profit: $126,234
• Equity at exit: $873

Cash invested: $2,828 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$53
• Tax est. 1.5%: −$13 /mo · $152/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $928

Break-even live

Break-even rent $88

Max offer price $10,100

Occupancy floor 22%

Sensitivity live

Price	-10% $935	-5% $931	+0% $928	+5% $924	+10% $921
Rent	-10% $828	-5% $878	+0% $928	+5% $978	+10% $1,028
Rate	-1.0pp $933	-0.5pp $931	base $928	+0.5pp $925	+1.0pp $923

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: $2,525
• Closing costs: $303
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $10,100 Active 35 DOM
2. 2026-06-17
   days on market $10,100 Active 34 DOM
3. 2026-06-16
   days on market $10,100 Active 33 DOM
4. 2026-06-15
   price $10,100 Active 32 DOM
5. 2026-06-15
   days on market $10,500 Active 32 DOM
6. 2026-06-14
   days on market $10,500 Active 30 DOM
7. 2026-06-13
   pricedays on market $10,500 Active 29 DOM
8. 2026-06-10
   days on market $10,900 Active 27 DOM
9. 2026-06-09
   days on market $10,900 Active 26 DOM
10. 2026-06-08
    days on market $10,900 Active 25 DOM
11. 2026-06-07
    days on market $10,900 Active 24 DOM
12. 2026-06-05
    days on market $10,900 Active 21 DOM
13. 2026-06-03
    days on market $10,900 Active 20 DOM
14. 2026-06-03
    price $10,900 Active 19 DOM
15. 2026-06-02
    days on market $11,900 Active 19 DOM
16. 2026-06-01
    days on market $11,900 Active 18 DOM
17. 2026-05-31
    days on market $11,900 Active 17 DOM
18. 2026-05-30
    days on market $11,900 Active 16 DOM
19. 2026-05-14
    listed $11,900 Active 1042-char remark

    Show marketing remark (1042 chars)

    Great opportunity to own a spacious 2-story home offering over 1,800 square feet of living space, plus a basement and detached garage. This 3-bedroom, 1.5-bath property is packed with potential for the right buyer willing to put in some work and build instant sweat equity. Whether you're an investor looking for your next rental or flip project, or a homeowner ready to create your dream home, this handyman special offers endless possibilities. There may even be potential for conversion into a duplex, making this an exciting value-add opportunity. The property does need TLC and is being sold as-is, but the upside is undeniable. Best of all, the property will be transferred free and clear of back taxes, water bills, and city charges - giving you a fresh start on your renovation plans. Located in an area experiencing major revitalization, this neighborhood is seeing exciting improvements and renewed investment, helping restore the strong community appeal it once had. Bring your vision and unlock the potential of this great deal!

20. 2026-05-14
    listed $11,900 Active

    Show marketing remark (1042 chars)

    Great opportunity to own a spacious 2-story home offering over 1,800 square feet of living space, plus a basement and detached garage. This 3-bedroom, 1.5-bath property is packed with potential for the right buyer willing to put in some work and build instant sweat equity. Whether you're an investor looking for your next rental or flip project, or a homeowner ready to create your dream home, this handyman special offers endless possibilities. There may even be potential for conversion into a duplex, making this an exciting value-add opportunity. The property does need TLC and is being sold as-is, but the upside is undeniable. Best of all, the property will be transferred free and clear of back taxes, water bills, and city charges - giving you a fresh start on your renovation plans. Located in an area experiencing major revitalization, this neighborhood is seeing exciting improvements and renewed investment, helping restore the strong community appeal it once had. Bring your vision and unlock the potential of this great deal!

21. 2026-04-16
    historical
22. 2026-04-16
    historical
23. 2026-04-07
    price $11,100
24. 2026-04-07
    price $11,100
25. 2026-03-30
    listed $12,000 Active
26. 2026-03-30
    listed $12,000 Active
27. 2025-02-26
    soldstatus $14,000 Closed
28. 2025-02-26
    soldstatus $14,000 Closed
29. 2025-02-22
    status Pending
30. 2025-02-22
    status Pending
31. 2025-02-10
    price $15,000
32. 2025-02-10
    price $15,000
33. 2025-02-02
    price $15,500
34. 2025-02-01
    price $15,500
35. 2025-01-26
    price $15,700
36. 2025-01-25
    price $15,700
37. 2024-11-01
    price $15,900
38. 2024-10-31
    price $15,900
39. 2024-09-11
    price $16,000
40. 2024-09-11
    price $17,500
41. 2024-09-11
    price $16,000
42. 2024-09-11
    price $17,500
43. 2024-08-09
    price $18,000
44. 2024-08-08
    price $18,000
45. 2024-08-08
    price $19,000
46. 2024-08-08
    listed $19,000 Active
47. 2024-08-08
    listed $19,000 Active
48. 2024-08-07
    price $19,000
49. 2024-08-07
    price $20,000
50. 2024-08-04
    price $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,155
• − Mortgage interest: −$566
• − Property taxes: −$152
• − Insurance: −$50
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$294
• Taxable income: $11,669
• Est. tax owed @ 24.0%: −$2,801
• After-tax cash flow: $8,335/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

-66.0% since first listed

41 events — show timeline

• 2026-05-14 Listed $11,900 REALCOMP
• 2026-05-14 Listed $11,900 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-07 Price Changed $11,100 MiRealSource-MiMLS
• 2026-04-07 Price Changed $11,100 REALCOMP
• 2026-03-30 Listed $12,000 REALCOMP
• 2026-03-30 Listed $12,000 MiRealSource-MiMLS
• 2025-02-26 Sold (MLS) $14,000 REALCOMP
• 2025-02-26 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2025-02-22 Pending — REALCOMP
• 2025-02-22 Pending — MiRealSource-MiMLS
• 2025-02-10 Price Changed $15,000 MiRealSource-MiMLS
• 2025-02-10 Price Changed $15,000 REALCOMP
• 2025-02-02 Price Changed $15,500 MiRealSource-MiMLS
• 2025-02-01 Price Changed $15,500 REALCOMP
• 2025-01-26 Price Changed $15,700 MiRealSource-MiMLS
• 2025-01-25 Price Changed $15,700 REALCOMP
• 2024-11-01 Price Changed $15,900 MiRealSource-MiMLS
• 2024-10-31 Price Changed $15,900 REALCOMP
• 2024-09-11 Price Changed $16,000 MiRealSource-MiMLS
• 2024-09-11 Price Changed $17,500 MiRealSource-MiMLS
• 2024-09-11 Price Changed $16,000 REALCOMP
• 2024-09-11 Price Changed $17,500 REALCOMP
• 2024-08-09 Price Changed $18,000 MiRealSource-MiMLS
• 2024-08-08 Price Changed $18,000 REALCOMP
• 2024-08-08 Price Changed $19,000 REALCOMP
• 2024-08-08 Listed $19,000 REALCOMP
• 2024-08-08 Listed $19,000 MiRealSource-MiMLS
• 2024-08-07 Price Changed $19,000 MiRealSource-MiMLS
• 2024-08-07 Price Changed $20,000 MiRealSource-MiMLS
• 2024-08-04 Price Changed $28,000 MiRealSource-MiMLS
• 2024-08-03 Price Changed $28,000 REALCOMP
• 2024-08-01 Coming Soon $38,000 REALCOMP
• 2024-08-01 Coming Soon $38,000 MiRealSource-MiMLS
• 2001-03-26 Sold (Public Records) $17,410 Public Records
• 1992-11-23 Listing Removed — MiRealSource-MiMLS
• 1992-11-13 Sold (MLS) $35,000 REALCOMP
• 1992-11-13 Sold (MLS) $35,000 MiRealSource-MiMLS
• 1992-10-13 Listed $35,000 REALCOMP
• 1992-10-13 Listed $35,000 MiRealSource-MiMLS

Property tax history

+7.7%/yr

Latest (2025): $1,213 · +1.7% YoY. Source: county tax records.