3006 Arizona Ave · Flint, MI 48506

$89,900

4 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 3 Days on market

Built 1955 5,227 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

Key facts

• 5,227 sq ft lot
• Built 1955
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1955 — 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: 1.46% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $50,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Henry St	0.18mi	4/1.5	1,225 (+0%)	3mo	$50,000	$41	87
3710 Branch Rd	0.17mi	4/1.5	1,298 (+6%)	6mo	$40,500	$31	75
2616 Maryland Ave	0.48mi	4/1.0	1,184 (-3%)	0mo	$70,000	$59	72
2905 Thom St	0.19mi	3/1.0 (-1)	1,176 (-4%)	17mo	$15,250	$13	66
3116 Beechwood Ave	0.53mi	4/1.5	1,248 (+2%)	5mo	$14,000	$11	66
3127 Woodrow Ave	0.61mi	4/1.5	1,239 (+1%)	10mo	$107,000	$86	59
3632 Western Rd	0.18mi	3/1.5 (-1)	1,357 (+11%)	12mo	$47,500	$35	56
3153 Thom St	0.26mi	3/1.0 (-1)	1,378 (+13%)	8mo	$80,000	$58	55
4205 Branch Rd	0.48mi	3/1.0 (-1)	1,110 (-9%)	15mo	$10,000	$9	45
3712 Maryland Ave	0.72mi	3/1.0 (-1)	1,316 (+8%)	8mo	$95,000	$72	42
2317 Oklahoma Ave	0.52mi	3/2.0 (-1)	1,316 (+8%)	16mo	$16,500	$13	40
3244 Huggins Ave	0.75mi	3/1.0 (-1)	1,104 (-10%)	12mo	$94,900	$86	34

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $14,449
• Equity at exit: $13,404

10-year hold

• IRR: 23.1%
• Equity multiple: 2.98×
• Total profit: $49,928
• Equity at exit: $7,773

Cash invested: $25,172 (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 48506

• Active inventory: 202
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $456

Break-even live

Break-even rent $732

Max offer price $89,900

Occupancy floor 60%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.69mi

Listing history 11 events

1. 2026-04-20
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

2. 2026-04-20
   status Pending

   Show marketing remark (385 chars)

   Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

3. 2026-04-18
   listed $89,900 Active

   Show marketing remark (385 chars)

   Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

4. 2026-04-18
   listed $89,900 Active 385-char remark

   Show marketing remark (385 chars)

   Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

5. 2026-04-16
   historical $89,900 385-char remark

   Show marketing remark (385 chars)

   Cute Bungalow, Completely Re-Done! Must See to Appreciate. New Driveway, New Siding, New Cabinets, New Bathroom. Basement Unfinished but CLEAN and Painted! NEW A/C, NEW Electrical, Come and SEE ALL THE UPDATES! NEW WINDOWS - NEW ROOF! Shed out back for EXTRA Storage. Fenced in Yard. UPSTAIRS is AWESOME with a DESK AREA for Working. PUT THIS ON YOUR LIST! YOU WILL BE GLAD YOU LOOKED!

6. 2025-09-29
   soldstatus $30,000 Closed 625-char remark

   Show marketing remark (625 chars)

   Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

7. 2025-09-29
   soldstatus $30,000 Closed

   Show marketing remark (625 chars)

   Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

8. 2025-09-17
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

9. 2025-09-17
   status Pending

   Show marketing remark (625 chars)

   Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

10. 2025-08-21
    listed $35,000 Active

    Show marketing remark (625 chars)

    Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

11. 2025-08-21
    listed $35,000 Active 625-char remark

    Show marketing remark (625 chars)

    Cute bungalow featuring 3 bedrooms and one full bath! The fully fenced property gives you peace of mind when the children and/or pets want to go outside to play! The covered front porch is perfect to enjoy your morning cup of coffee! As you entered the front door you are greeted by lots of daylight from the large front window located in the living room - making this home very welcoming! The eat-in kitchen offers plenty of cabinets and counter space! The basement is unfinished - but could easily be finished off for more family living space! All the bedrooms offer good closet space! Call today for your personal showing!

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$275/yr (+$23/mo · 33.0%)

ⓘ 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: $15,708
• − Mortgage interest: −$5,036
• − Property taxes: −$834
• − Insurance: −$450
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,615
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,446/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

+156.9% since first listed

11 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-18 Listed $89,900 REALCOMP
• 2026-04-18 Listed $89,900 MiRealSource-MiMLS
• 2026-04-16 Coming Soon $89,900 MiRealSource-MiMLS
• 2025-09-29 Sold (MLS) $30,000 REALCOMP
• 2025-09-29 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2025-09-17 Pending — MiRealSource-MiMLS
• 2025-09-17 Pending — REALCOMP
• 2025-08-21 Listed $35,000 REALCOMP
• 2025-08-21 Listed $35,000 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $834 · +1.5% YoY. Source: county tax records.