3217 Arlene Ave · Flint, MI 48503

$39,900

2 bd · 1.0 ba · 658 sqft · SingleFamily public records · 205 Days on market

Built 1935 4,792 sqft lot Est $40k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Subdivision: CHEVROLET SUB; Cross street: S Ballenger Hwy / Corunna Rd
• Financial info: Annual tax information available
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Lot dimensions approximately 40 x 118 x 39 x 119

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $276 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 + 8.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 2.32% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.84%
• DSCR: 2.91
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $40,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 Larchmont St	0.14mi	2/1.0	688 (+5%)	2mo	$18,000	$26	84
3317 Arlene Ave	0.03mi	2/1.0	600 (-9%)	1mo	$34,500	$58	83
3609 Larchmont St	0.26mi	2/1.0	650 (-1%)	7mo	$60,000	$92	80
3214 Clairmont St	0.09mi	2/1.0	720 (+9%)	4mo	$30,500	$42	77
2913 Gibson St	0.37mi	2/1.0	680 (+3%)	6mo	$45,000	$66	72
2717 Gibson St	0.44mi	2/1.0	687 (+4%)	1mo	$50,000	$73	72
916 Mann St	0.51mi	2/1.0	647 (-2%)	3mo	$35,000	$54	71
2805 Reynolds St	0.39mi	2/1.0	704 (+7%)	3mo	$35,000	$50	68
3305 Larchmont St	0.17mi	2/1.0	736 (+12%)	5mo	$45,000	$61	68
1034 Meida St	0.64mi	2/1.0	624 (-5%)	1mo	$60,000	$96	61
2710 Reynolds St	0.44mi	2/1.0	751 (+14%)	5mo	$56,500	$75	51
959 Tacken St	0.59mi	2/1.0	748 (+14%)	4mo	$24,900	$33	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.14×
• Total profit: $23,879
• Equity at exit: $5,949

10-year hold

• IRR: 53.9%
• Equity multiple: 7.80×
• Total profit: $75,980
• Equity at exit: $3,450

Cash invested: $11,172 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $399

Break-even live

Break-even rent $421

Max offer price $39,900

Occupancy floor 52%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.89mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.91mi

Listing history 42 events

1. 2026-06-18
   days on market $39,900 Active 205 DOM
2. 2026-06-17
   days on market $39,900 Active 204 DOM
3. 2026-06-16
   days on market $39,900 Active 203 DOM
4. 2026-06-15
   days on market $39,900 Active 202 DOM
5. 2026-06-14
   days on market $39,900 Active 200 DOM
6. 2026-06-13
   days on market $39,900 Active 199 DOM
7. 2026-06-10
   days on market $39,900 Active 197 DOM
8. 2026-06-09
   days on market $39,900 Active 196 DOM
9. 2026-06-08
   days on market $39,900 Active 195 DOM
10. 2026-06-07
    days on market $39,900 Active 194 DOM
11. 2026-06-05
    days on market $39,900 Active 191 DOM
12. 2026-06-03
    days on market $39,900 Active 190 DOM
13. 2026-06-02
    days on market $39,900 Active 189 DOM
14. 2026-06-01
    days on market $39,900 Active 188 DOM
15. 2026-05-31
    days on market $39,900 Active 187 DOM
16. 2026-05-30
    days on market $39,900 Active 186 DOM
17. 2026-04-02
    status Active

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

18. 2026-04-02
    status Active 142-char remark

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

19. 2026-04-01
    historical

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

20. 2026-04-01
    historical 142-char remark

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

21. 2026-02-26
    status Active
22. 2026-02-25
    historical
23. 2025-10-22
    price $39,900 142-char remark

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

24. 2025-10-21
    price $39,900
25. 2025-10-02
    listed $44,900 Active

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

26. 2025-10-02
    listed $44,900 Active 142-char remark

    Show marketing remark (142 chars)

    Potential Investor Opportunity. 2 bedroom, 1 bath home with basement, detached garage. Buyers agent to verify all information in this listing.

27. 2015-09-28
    historical
28. 2015-09-09
    listed $7,700 348-char remark

    Show marketing remark (348 chars)

    Great opportunity! 2 bedroom, 1 baths, full basement, 1 car garage, storage shed, and more! Take a look! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-161735 - FHA Insurability Code IE. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

29. 2015-09-09
    listed $7,700

    Show marketing remark (348 chars)

    Great opportunity! 2 bedroom, 1 baths, full basement, 1 car garage, storage shed, and more! Take a look! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-161735 - FHA Insurability Code IE. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

30. 2006-05-19
    soldstatus $52,500
31. 2006-04-28
    soldstatus $52,500
32. 2006-04-28
    soldstatus $52,500
33. 2006-04-10
    historical
34. 2005-11-30
    listed $49,900
35. 2005-11-30
    listed $49,900
36. 2005-09-24
    historical
37. 2005-04-04
    listed $56,900
38. 1997-05-21
    soldstatus $28,000
39. 1997-05-21
    soldstatus $28,000
40. 1997-04-22
    historical
41. 1997-02-18
    listed $29,900
42. 1997-02-18
    listed $29,900

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,285 · $107/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: $11,116
• − Mortgage interest: −$2,235
• − Property taxes: −$1,285
• − Insurance: −$200
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,161
• Taxable income: $4,457
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $3,716/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+33.4% since first listed

26 events — show timeline

• 2026-04-02 Relisted — REALCOMP
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-02-26 Relisted — REALCOMP
• 2026-02-25 Listing Removed — REALCOMP
• 2025-10-22 Price Changed $39,900 MiRealSource-MiMLS
• 2025-10-21 Price Changed $39,900 REALCOMP
• 2025-10-02 Listed $44,900 MiRealSource-MiMLS
• 2025-10-02 Listed $44,900 REALCOMP
• 2015-09-28 Listing Removed — MiRealSource-MiMLS
• 2015-09-09 Listed $7,700 MiRealSource-MiMLS
• 2015-09-09 Listed $7,700 REALCOMP
• 2006-05-19 Sold (Public Records) $52,500 Public Records
• 2006-04-28 Sold (MLS) $52,500 MiRealSource-MiMLS
• 2006-04-28 Sold (MLS) $52,500 REALCOMP
• 2006-04-10 Listing Removed — MiRealSource-MiMLS
• 2005-11-30 Listed $49,900 MiRealSource-MiMLS
• 2005-11-30 Listed $49,900 REALCOMP
• 2005-09-24 Listing Removed — REALCOMP
• 2005-04-04 Listed $56,900 REALCOMP
• 1997-05-21 Sold (MLS) $28,000 MiRealSource-MiMLS
• 1997-05-21 Sold (MLS) $28,000 REALCOMP
• 1997-04-22 Listing Removed — MiRealSource-MiMLS
• 1997-02-18 Listed $29,900 MiRealSource-MiMLS
• 1997-02-18 Listed $29,900 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $1,285 · +1.8% YoY. Source: county tax records.