1518 Wisconsin Ave · Flint, MI 48506

$30,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 39 Days on market

Built 1925 3,049 sqft lot Est $27k · 9% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• 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

Investor special with strong rental potential in an established Flint neighborhood! This 2-bedroom home offers approximately 884 sq ft of living space, a full basement, detached garage, and excellent upside for investors seeking long-term cash flow or value-add opportunities. Conveniently located near shopping, dining, schools, and major roadways, making it attractive for future tenants and owner-occupants alike. Property features a functional layout with solid bones and only needs cosmetic improvements to maximize its potential. Great opportunity to add to your rental portfolio, pursue a fix-and-flip, or secure a low-entry investment property with strong ARV potential. Basement provides additional storage space and detached garage adds extra functionality and value. Property sold as-is. Don't miss this opportunity to invest in a growing rental market with consistent demand.

Key facts

• 3,049 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached parking (no garage)
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; One level with ground-level entry
• Construction: Wood siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.07 acres (50 x 61.81)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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: 202 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1925 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.07% ✓
• Cap rate: 24.79%
• Cash-on-cash: 66.06%
• DSCR: 3.94
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $27,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Minnesota Ave	0.23mi	2/1.0	884 (0%)	7mo	$26,500	$30	83
1644 Pennsylvania Ave	0.17mi	2/1.0	839 (-5%)	6mo	$43,000	$51	78
1710 Indiana Ave	0.21mi	3/1.0 (+1)	840 (-5%)	10mo	$7,000	$8	68
1818 Kansas Ave	0.42mi	2/1.5	858 (-3%)	9mo	$14,000	$16	66
1612 Iowa Ave	0.07mi	3/1.0 (+1)	770 (-13%)	7mo	$42,000	$55	64
306 Lafayette St	0.57mi	2/1.0	900 (+2%)	9mo	$100,000	$111	63
1702 Nebraska Ave	0.31mi	2/1.0	998 (+13%)	10mo	$28,000	$28	56
2301 Kansas Ave	0.60mi	3/1.0 (+1)	900 (+2%)	10mo	$4,900	$5	56
1622 New York Ave	0.57mi	3/1.0 (+1)	839 (-5%)	6mo	$34,500	$41	56
1513 Jane Ave	0.48mi	2/1.0	1,002 (+13%)	3mo	$12,000	$12	53
1215 Bennett Ave	0.54mi	2/1.0	1,001 (+13%)	5mo	$31,000	$31	48
301 Chandler St	0.73mi	3/1.0 (+1)	1,008 (+14%)	0mo	$127,000	$126	37

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: 65.4%
• Equity multiple: 3.93×
• Total profit: $24,639
• Equity at exit: $4,473

10-year hold

• IRR: 69.7%
• Equity multiple: 8.09×
• Total profit: $59,578
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$157
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $462

Break-even live

Break-even rent $336

Max offer price $30,000

Occupancy floor 45%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.06mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.10mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.75mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.00mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	1.35mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $30,000 Active 39 DOM
2. 2026-06-17
   days on market $30,000 Active 38 DOM
3. 2026-06-16
   days on market $30,000 Active 37 DOM
4. 2026-06-15
   days on market $30,000 Active 36 DOM
5. 2026-06-14
   days on market $30,000 Active 34 DOM
6. 2026-06-13
   pricedays on market $30,000 Active 33 DOM
7. 2026-06-10
   days on market $35,000 Active 31 DOM
8. 2026-06-09
   days on market $35,000 Active 30 DOM
9. 2026-06-08
   days on market $35,000 Active 29 DOM
10. 2026-06-07
    days on market $35,000 Active 28 DOM
11. 2026-06-05
    days on market $35,000 Active 25 DOM
12. 2026-06-03
    days on market $35,000 Active 24 DOM
13. 2026-06-02
    days on market $35,000 Active 23 DOM
14. 2026-06-01
    days on market $35,000 Active 22 DOM
15. 2026-05-31
    days on market $35,000 Active 21 DOM
16. 2026-05-30
    days on market $35,000 Active 20 DOM
17. 2026-05-11
    listed $35,000 Active
18. 2026-05-10
    listed $35,000 Active 887-char remark

    Show marketing remark (887 chars)

    Investor special with strong rental potential in an established Flint neighborhood! This 2-bedroom home offers approximately 884 sq ft of living space, a full basement, detached garage, and excellent upside for investors seeking long-term cash flow or value-add opportunities. Conveniently located near shopping, dining, schools, and major roadways, making it attractive for future tenants and owner-occupants alike. Property features a functional layout with solid bones and only needs cosmetic improvements to maximize its potential. Great opportunity to add to your rental portfolio, pursue a fix-and-flip, or secure a low-entry investment property with strong ARV potential. Basement provides additional storage space and detached garage adds extra functionality and value. Property sold as-is. Don't miss this opportunity to invest in a growing rental market with consistent demand.

19. 2002-02-08
    soldstatus $28,500
20. 2001-09-04
    historical 83-char remark

    Show marketing remark (83 chars)

    Cute 2 Bedroom, Newer Roof, Siding, Furnace, Front Porch. Great Home For The Price.

21. 2001-06-01
    listed $34,900 83-char remark

    Show marketing remark (83 chars)

    Cute 2 Bedroom, Newer Roof, Siding, Furnace, Front Porch. Great Home For The Price.

22. 2001-06-01
    listed $34,900

    Show marketing remark (83 chars)

    Cute 2 Bedroom, Newer Roof, Siding, Furnace, Front Porch. Great Home For The Price.

23. 2001-01-30
    soldstatus $28,300 83-char remark

    Show marketing remark (83 chars)

    Cute 2 Bedroom, Newer Roof, Siding, Furnace, Front Porch. Great Home For The Price.

24. 2001-01-30
    soldstatus $28,300

    Show marketing remark (83 chars)

    Cute 2 Bedroom, Newer Roof, Siding, Furnace, Front Porch. Great Home For The Price.

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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: $11,055
• − Mortgage interest: −$1,680
• − Property taxes: −$1,147
• − Insurance: −$150
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$873
• Taxable income: $5,436
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $4,244/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

+23.7% since first listed

8 events — show timeline

• 2026-05-11 Listed $35,000 REALCOMP
• 2026-05-10 Listed $35,000 MiRealSource-MiMLS
• 2002-02-08 Sold (Public Records) $28,500 Public Records
• 2001-09-04 Listing Removed — MiRealSource-MiMLS
• 2001-06-01 Listed $34,900 REALCOMP
• 2001-06-01 Listed $34,900 MiRealSource-MiMLS
• 2001-01-30 Sold (MLS) $28,300 REALCOMP
• 2001-01-30 Sold (MLS) $28,300 MiRealSource-MiMLS

Property tax history

+6.7%/yr

Latest (2025): $1,147 · +1.7% YoY. Source: county tax records.