911 Lexington Ave · Flint, MI 48507

$10,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 38 Days on market

Built 1926 3,485 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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this fire-damaged home, ready for restoration or redevelopment. The property has experienced fire damage and is being sold as-is, offering excellent potential for investors, contractors, or buyers looking for a renovation project. Buyer to verify all measurements, condition, permits, and repair requirements. BATVAI

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 38 days

Property features AI

Finance

• Other: 660 square feet above grade
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Lot in FENTON STREET SUB subdivision; Corner location at Fenton and Brunswick

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 79.6% 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 soft (-1.0%/yr); 206 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $69 of loan paydown is wiped out by about $300 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 + 0.0% 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 38 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1926 — 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: 8.60% ✓
• Cap rate: 79.56%
• Cash-on-cash: 261.66%
• DSCR: 12.64
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $54,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Brooks St	0.26mi	2/1.0	987 (+2%)	3mo	$55,000	$56	82
2314 S Grand Traverse St	0.38mi	2/1.5	922 (-5%)	7mo	$30,000	$33	66
1514 Vermilya Ave	0.67mi	2/1.0	952 (-2%)	0mo	$66,000	$69	66
1105 Lincoln Ave	0.58mi	2/1.0	896 (-7%)	2mo	$38,000	$42	59
727 Waldman Ave	0.66mi	3/1.0 (+1)	956 (-1%)	5mo	$79,600	$83	58
1209 Lincoln Ave	0.62mi	2/1.0	925 (-4%)	6mo	$52,400	$57	58
1517 Tacoma St	0.47mi	3/1.0 (+1)	875 (-10%)	1mo	$46,500	$53	56
934 Campbell St	0.70mi	3/1.0 (+1)	924 (-4%)	1mo	$89,000	$96	54
730 Freeman Ave	0.42mi	2/1.0	836 (-14%)	6mo	$27,000	$32	53
737 Campbell St	0.74mi	3/1.0 (+1)	947 (-2%)	4mo	$84,700	$89	53
3805 Brunswick Ave	0.68mi	3/1.0 (+1)	921 (-5%)	4mo	$25,000	$27	52
1225 Vermilya Ave	0.59mi	2/1.0	831 (-14%)	5mo	$15,000	$18	44

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: —
• Equity multiple: 13.41×
• Total profit: $34,757
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 26.23×
• Total profit: $70,647
• Equity at exit: $865

Cash invested: $2,800 (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: 206
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $860 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $611

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 24%

Sensitivity live

Price	-10% $617	-5% $614	+0% $611	+5% $607	+10% $604
Rent	-10% $543	-5% $577	+0% $611	+5% $645	+10% $679
Rate	-1.0pp $616	-0.5pp $613	base $611	+0.5pp $608	+1.0pp $605

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.29mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.71mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.86mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	14d	1	0.94mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	1.28mi

Listing history 25 events

1. 2026-06-18
   days on market $10,000 Active 38 DOM
2. 2026-06-17
   days on market $10,000 Active 37 DOM
3. 2026-06-16
   days on market $10,000 Active 36 DOM
4. 2026-06-15
   days on market $10,000 Active 35 DOM
5. 2026-06-14
   days on market $10,000 Active 33 DOM
6. 2026-06-13
   days on market $10,000 Active 32 DOM
7. 2026-06-10
   days on market $10,000 Active 30 DOM
8. 2026-06-09
   days on market $10,000 Active 29 DOM
9. 2026-06-08
   days on market $10,000 Active 28 DOM
10. 2026-06-07
    days on market $10,000 Active 27 DOM
11. 2026-06-05
    days on market $10,000 Active 24 DOM
12. 2026-06-03
    days on market $10,000 Active 23 DOM
13. 2026-06-02
    days on market $10,000 Active 22 DOM
14. 2026-06-01
    days on market $10,000 Active 21 DOM
15. 2026-05-31
    days on market $10,000 Active 20 DOM
16. 2026-05-30
    days on market $10,000 Active 19 DOM
17. 2026-05-11
    listed $10,000 Active

    Show marketing remark (340 chars)

    Opportunity awaits with this fire-damaged home, ready for restoration or redevelopment. The property has experienced fire damage and is being sold as-is, offering excellent potential for investors, contractors, or buyers looking for a renovation project. Buyer to verify all measurements, condition, permits, and repair requirements. BATVAI

18. 2026-05-11
    listed $10,000 Active 340-char remark

    Show marketing remark (340 chars)

    Opportunity awaits with this fire-damaged home, ready for restoration or redevelopment. The property has experienced fire damage and is being sold as-is, offering excellent potential for investors, contractors, or buyers looking for a renovation project. Buyer to verify all measurements, condition, permits, and repair requirements. BATVAI

19. 2006-04-05
    soldstatus $25,000 249-char remark

    Show marketing remark (249 chars)

    Attention Investors & 1st Time Home Buyers! Move In Condition. Well Kept Two Bedrm Home W/ Finished 12x24 Rec Rm Or 3rd Bedrm In Bsmnt, Covered Front Porch W/ Swing & Fenced Backyard. Newer Shingles, Central Air & Hot Water Heater.

20. 2006-04-05
    soldstatus $25,000

    Show marketing remark (249 chars)

    Attention Investors & 1st Time Home Buyers! Move In Condition. Well Kept Two Bedrm Home W/ Finished 12x24 Rec Rm Or 3rd Bedrm In Bsmnt, Covered Front Porch W/ Swing & Fenced Backyard. Newer Shingles, Central Air & Hot Water Heater.

21. 2006-04-05
    soldstatus $25,000

    Show marketing remark (249 chars)

    Attention Investors & 1st Time Home Buyers! Move In Condition. Well Kept Two Bedrm Home W/ Finished 12x24 Rec Rm Or 3rd Bedrm In Bsmnt, Covered Front Porch W/ Swing & Fenced Backyard. Newer Shingles, Central Air & Hot Water Heater.

22. 2006-03-10
    historical
23. 2005-10-12
    listed $27,900
24. 2005-10-11
    listed $27,900 249-char remark

    Show marketing remark (249 chars)

    Attention Investors & 1st Time Home Buyers! Move In Condition. Well Kept Two Bedrm Home W/ Finished 12x24 Rec Rm Or 3rd Bedrm In Bsmnt, Covered Front Porch W/ Swing & Fenced Backyard. Newer Shingles, Central Air & Hot Water Heater.

25. 2005-10-11
    listed $27,900

    Show marketing remark (249 chars)

    Attention Investors & 1st Time Home Buyers! Move In Condition. Well Kept Two Bedrm Home W/ Finished 12x24 Rec Rm Or 3rd Bedrm In Bsmnt, Covered Front Porch W/ Swing & Fenced Backyard. Newer Shingles, Central Air & Hot Water Heater.

ⓘ 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 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: $10,324
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$291
• Taxable income: $7,621
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $5,498/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

-64.2% since first listed

9 events — show timeline

• 2026-05-11 Listed $10,000 MiRealSource-MiMLS
• 2026-05-11 Listed $10,000 REALCOMP
• 2006-04-05 Sold (MLS) $25,000 REALCOMP
• 2006-04-05 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2006-04-05 Sold (MLS) $25,000 REALCOMP
• 2006-03-10 Listing Removed — MiRealSource-MiMLS
• 2005-10-12 Listed $27,900 REALCOMP
• 2005-10-11 Listed $27,900 MiRealSource-MiMLS
• 2005-10-11 Listed $27,900 REALCOMP

Property tax history

-6.5%/yr

Latest (2025): $722 · +1.4% YoY. Source: county tax records.