3749 Ivanhoe Ave · Flint, MI 48506

$80,000

2 bd · 1.0 ba · 735 sqft · SingleFamily public records · 2 Days on market

Built 1954 5,227 sqft lot Est $54k · 47% 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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immediate Occupancy! This well maintained home is situated on a desirable corner lot and offers a fully fenced yard, perfect for pets or play. A spacious two-car garage provides plenty of room for vehicles and storage. Inside, you'll find a modern kitchen featuring stainless steel appliances, hardwood floors, and an updated bathroom. A newer hot water heater provides peace of mind. Move right in and enjoy this charming home.

Key facts

• Modern kitchen
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Detached 2-car garage with side-facing garage door
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built on one level
• Exterior features: Front porch; Fenced backyard

Interior

• Kitchen: Free-standing electric range; Microwave; Free-standing refrigerator; Range hood
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Ceiling fan(s); Range hood
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $80k).
• Cap rate 8.0% 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: 202 active listings in the ZIP; 3 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 $553 of loan paydown is wiped out by about $2k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 28y 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.
• Current owner paid $64k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $54,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 N Center Rd	0.28mi	2/1.0	672 (-9%)	1mo	$80,000	$119	72
3402 Marmion Ave	0.25mi	2/1.0	780 (+6%)	8mo	$62,500	$80	71
3401 Brewster St	0.31mi	2/1.0	785 (+7%)	8mo	$69,900	$89	67
3401 Davison Rd	0.31mi	2/1.0	800 (+9%)	6mo	$32,500	$41	66
2116 Branch Rd	0.61mi	2/1.0	735 (0%)	8mo	$30,000	$41	65
3743 Pitkin Ave	0.05mi	2/1.0	840 (+14%)	14mo	$74,900	$89	62
3214 Maryland Ave	0.74mi	2/1.0	720 (-2%)	4mo	$39,000	$54	58
3213 Holly Ave	0.51mi	3/1.0 (+1)	799 (+9%)	3mo	$34,000	$43	54
3201 Holly Ave	0.53mi	2/1.0	680 (-8%)	12mo	$65,000	$96	52
4065 Jefferson St	0.65mi	3/1.0 (+1)	792 (+8%)	2mo	$30,000	$38	50
2002 Branch Rd	0.56mi	1/1.0 (-1)	628 (-15%)	3mo	$30,000	$48	42
3221 Risedorph Ave	0.63mi	3/1.0 (+1)	836 (+14%)	9mo	$62,000	$74	36

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-5,535
• Equity at exit: $11,928

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $4,787
• Equity at exit: $6,917

Cash invested: $22,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $116

Break-even live

Break-even rent $703

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $162	-5% $139	+0% $116	+5% $94	+10% $71
Rent	-10% $49	-5% $83	+0% $116	+5% $150	+10% $184
Rate	-1.0pp $157	-0.5pp $137	base $116	+0.5pp $96	+1.0pp $75

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	0.96mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	14d	4	0.98mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	14d	1	1.17mi

Listing history 4 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on market $80,000 Active 2 DOM
3. 2026-06-16
   remarks 428-char remark

   Show marketing remark (428 chars)

   Immediate Occupancy! This well maintained home is situated on a desirable corner lot and offers a fully fenced yard, perfect for pets or play. A spacious two-car garage provides plenty of room for vehicles and storage. Inside, you'll find a modern kitchen featuring stainless steel appliances, hardwood floors, and an updated bathroom. A newer hot water heater provides peace of mind. Move right in and enjoy this charming home.

4. 2026-06-16
   listed $80,000 Active 1 DOM

   Show marketing remark (428 chars)

   Immediate Occupancy! This well maintained home is situated on a desirable corner lot and offers a fully fenced yard, perfect for pets or play. A spacious two-car garage provides plenty of room for vehicles and storage. Inside, you'll find a modern kitchen featuring stainless steel appliances, hardwood floors, and an updated bathroom. A newer hot water heater provides peace of mind. Move right in and enjoy this charming home.

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,206
• − Mortgage interest: −$4,481
• − Property taxes: −$1,232
• − Insurance: −$400
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,327
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,365/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

+90.5% since first listed

20 events — show timeline

• 2026-06-16 Listed $80,000 REALCOMP
• 2026-06-16 Listed $80,000 MiRealSource-MiMLS
• 2025-06-03 Sold (Public Records) $64,500 Public Records
• 2021-03-11 Listing Removed — REALCOMP
• 2021-03-11 Listing Removed — MiRealSource-MiMLS
• 2021-01-15 Relisted — REALCOMP
• 2021-01-05 Listing Removed — REALCOMP
• 2020-08-22 Relisted — REALCOMP
• 2020-08-22 Relisted — MiRealSource-MiMLS
• 2020-05-20 Listing Removed — REALCOMP
• 2020-05-20 Listing Removed — MiRealSource-MiMLS
• 2017-05-19 Listed $50,000 MiRealSource-MiMLS
• 2017-05-19 Listed $50,000 REALCOMP
• 1999-01-22 Sold (MLS) $42,000 MiRealSource-MiMLS
• 1999-01-22 Sold (MLS) $42,000 MiRealSource-MiMLS
• 1999-01-22 Sold (MLS) $42,000 REALCOMP
• 1998-12-09 Listing Removed — MiRealSource-MiMLS
• 1998-10-01 Listed $42,000 MiRealSource-MiMLS
• 1998-10-01 Listed $42,000 REALCOMP
• 1998-09-28 Listed $42,000 MiRealSource-MiMLS

Property tax history

+6.7%/yr

Latest (2025): $1,232 · +1.7% YoY. Source: county tax records.