1412 S Ballenger Hwy · Flint, MI 48532

$35,900

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 16 Days on market

Built 1951 9,583 sqft lot Est $49k · 27% 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 +15.0/15.0
• 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

2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1951

🏷️ Possibly a rental listed for sale. The $35,900 price doesn't fit this home's estimated sale value (~$49,280) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

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 ($1k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.7% 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: 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $248 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $30k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,361 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
6. 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.
7. 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: 3.03% ✓
• Cap rate: 26.70%
• Cash-on-cash: 72.89%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $49,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Stocker Ave	0.23mi	2/1.0	1,290 (+5%)	1mo	$50,250	$39	81
1202 Knapp Ave	0.30mi	3/1.0 (+1)	1,255 (+2%)	3mo	$49,900	$40	75
3722 Larchmont St	0.19mi	3/1.0 (+1)	1,128 (-8%)	4mo	$47,000	$42	69
3522 Whitney Ave	0.07mi	3/1.5 (+1)	1,100 (-11%)	8mo	$41,500	$38	66
3813 Larchmont St	0.23mi	3/1.0 (+1)	1,408 (+14%)	6mo	$100,000	$71	55
1318 Mann Ave	0.17mi	3/1.5 (+1)	1,412 (+15%)	7mo	$89,900	$64	55
2830 Reynolds St	0.49mi	2/2.0	1,344 (+9%)	4mo	$31,500	$23	54
2624 Miller Rd	0.74mi	3/2.0 (+1)	1,220 (-1%)	4mo	$82,000	$67	52
3926 W Court St	0.58mi	3/1.0 (+1)	1,150 (-7%)	7mo	$30,000	$26	51
3801 W Court	0.52mi	3/2.0 (+1)	1,305 (+6%)	7mo	$16,500	$13	51
874 Tacken St	0.60mi	3/1.0 (+1)	1,126 (-9%)	3mo	$30,000	$27	50
1555 Bradley Ave	0.68mi	3/1.0 (+1)	1,107 (-10%)	3mo	$45,000	$41	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.6%
• Equity multiple: 4.29×
• Total profit: $33,088
• Equity at exit: $5,353

10-year hold

• IRR: 76.5%
• Equity multiple: 8.85×
• Total profit: $78,954
• Equity at exit: $3,104

Cash invested: $10,052 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$188
• Tax est. 1.5%: −$45 /mo · $538/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $611

Break-even live

Break-even rent $314

Max offer price $35,900

Occupancy floor 39%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.06mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.15mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.26mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.59mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.61mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.69mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	0.73mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.01mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.38mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.49mi

Listing history 28 events

1. 2025-04-12
   status Pending 406-char remark

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

2. 2025-04-12
   status Pending

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

3. 2025-04-11
   price $35,900 406-char remark

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

4. 2025-04-10
   price $35,900
5. 2025-04-09
   price $39,900 406-char remark

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

6. 2025-04-08
   price $39,900

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

7. 2025-04-08
   price $49,900 406-char remark

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

8. 2025-04-07
   price $49,900
9. 2025-03-29
   price $55,900 406-char remark

   Show marketing remark (406 chars)

   2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

10. 2025-03-28
    price $55,900
11. 2025-03-27
    listed $65,900 Active

    Show marketing remark (406 chars)

    2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

12. 2025-03-27
    listed $65,900 Active 406-char remark

    Show marketing remark (406 chars)

    2 bedroom 1 bath home. Right in the center of all amenities, highways, Hospital, Resturants shopping Full basement & 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $950 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

13. 2022-10-18
    soldstatus $25,000 Sold 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

14. 2022-10-18
    soldstatus $25,000 Closed

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

15. 2022-10-06
    status Pending

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

16. 2022-10-06
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

17. 2022-09-30
    status Active

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

18. 2022-09-30
    status Active 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

19. 2022-09-28
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

20. 2022-09-28
    status Pending

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

21. 2022-09-26
    listed $22,900 Active 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

22. 2022-09-26
    listed $22,900 Active

    Show marketing remark (374 chars)

    Great investment opportunity with this 2 bedroom 1 bath home. Full basement & huge 2 car detached garage! Home has solid bones & with some tlc it can be a great income producing rental (prior tenant was paying $700 a month), or potential flip! Conventional or rehab loans will be considered but buyer must assume any lender required repairs. Sold AS-IS. BATVAI

23. 2016-09-19
    status Pending
24. 2016-09-18
    historical Keep Showing-Contgcy Appl
25. 2016-08-16
    price $25,000
26. 2016-05-27
    price $44,900
27. 2016-04-13
    listed $54,900 Active
28. 2016-04-12
    listed $25,000

ⓘ 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 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: $13,043
• − Mortgage interest: −$2,011
• − Property taxes: −$538
• − Insurance: −$180
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,044
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,603/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
• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• 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

+43.6% since first listed

28 events — show timeline

• 2025-04-12 Pending — MiRealSource-MiMLS
• 2025-04-12 Pending — REALCOMP
• 2025-04-11 Price Changed $35,900 MiRealSource-MiMLS
• 2025-04-10 Price Changed $35,900 REALCOMP
• 2025-04-09 Price Changed $39,900 MiRealSource-MiMLS
• 2025-04-08 Price Changed $39,900 REALCOMP
• 2025-04-08 Price Changed $49,900 MiRealSource-MiMLS
• 2025-04-07 Price Changed $49,900 REALCOMP
• 2025-03-29 Price Changed $55,900 MiRealSource-MiMLS
• 2025-03-28 Price Changed $55,900 REALCOMP
• 2025-03-27 Listed $65,900 REALCOMP
• 2025-03-27 Listed $65,900 MiRealSource-MiMLS
• 2022-10-18 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2022-10-18 Sold (MLS) $25,000 REALCOMP
• 2022-10-06 Pending — MiRealSource-MiMLS
• 2022-10-06 Pending — REALCOMP
• 2022-09-30 Relisted — MiRealSource-MiMLS
• 2022-09-30 Relisted — REALCOMP
• 2022-09-28 Pending — REALCOMP
• 2022-09-28 Pending — MiRealSource-MiMLS
• 2022-09-26 Listed $22,900 MiRealSource-MiMLS
• 2022-09-26 Listed $22,900 REALCOMP
• 2016-09-19 Pending — MiRealSource-MiMLS
• 2016-09-18 Contingent — MiRealSource-MiMLS
• 2016-08-16 Price Changed $25,000 MiRealSource-MiMLS
• 2016-05-27 Price Changed $44,900 MiRealSource-MiMLS
• 2016-04-13 Listed $54,900 MiRealSource-MiMLS
• 2016-04-12 Listed $25,000 REALCOMP

Property tax history

+8.1%/yr

Latest (2025): $1,830 · +1.9% YoY. Source: county tax records.