912 Lexington Ave · Flint, MI 48507

$15,000

2 bd · 1.0 ba · 813 sqft · SingleFamily public records · 38 Days on market

Built 1927 5,227 sqft lot ↓ 43% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities.

Key facts

• Solid bones
• Plenty of space
• Full basement

Tags

• FULL BASEMENT
• ADDITIONAL STORAGE
• FIXER-UPPER
• SOLID BONES
• PLENTY OF SPACE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; 813 square feet above grade
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Has basement; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 53.1% 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 soft (-1.0%/yr); 206 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 $104 of loan paydown is wiped out by about $450 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 + 0.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 31y 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 $7k; list at $15k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 5.81% ✓
• Cap rate: 53.09%
• Cash-on-cash: 167.14%
• DSCR: 8.44
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $30,894
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
839 Barrie Ave	0.29mi	2/1.0	816 (+0%)	3mo	$35,000	$43	84
937 Barrie Ave	0.27mi	2/1.0	780 (-4%)	1mo	$29,000	$37	80
834 Remington Ave	0.15mi	2/1.0	726 (-11%)	2mo	$10,000	$14	74
730 Freeman Ave	0.46mi	2/1.0	836 (+3%)	5mo	$27,000	$32	69
3116 Camden Ave	0.42mi	2/1.0	766 (-6%)	5mo	$29,000	$38	67
1225 Vermilya Ave	0.60mi	2/1.0	831 (+2%)	5mo	$15,000	$18	64
636 Partridge St	0.37mi	2/1.0	720 (-11%)	0mo	$18,400	$26	63
1517 Tacoma St	0.47mi	3/1.0 (+1)	875 (+8%)	1mo	$46,500	$53	60
1105 Lincoln Ave	0.59mi	2/1.0	896 (+10%)	2mo	$38,000	$42	54
616 Pettibone Ave	0.69mi	2/1.0	734 (-10%)	6mo	$60,000	$82	47
934 Campbell St	0.73mi	3/1.0 (+1)	924 (+14%)	1mo	$89,000	$96	38
3805 Brunswick Ave	0.71mi	3/1.0 (+1)	921 (+13%)	4mo	$25,000	$27	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.69×
• Total profit: $32,286
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 16.78×
• Total profit: $66,270
• Equity at exit: $1,297

Cash invested: $4,200 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $872 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $585

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	0.33mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.74mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.94mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	0.96mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.36mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $15,000 Active 38 DOM
2. 2026-06-17
   days on market $15,000 Active 37 DOM
3. 2026-06-16
   days on market $15,000 Active 36 DOM
4. 2026-06-15
   days on market $15,000 Active 35 DOM
5. 2026-06-14
   days on market $15,000 Active 33 DOM
6. 2026-06-13
   days on market $15,000 Active 32 DOM
7. 2026-06-10
   days on market $15,000 Active 30 DOM
8. 2026-06-09
   days on market $15,000 Active 29 DOM
9. 2026-06-08
   days on market $15,000 Active 28 DOM
10. 2026-06-07
    days on market $15,000 Active 27 DOM
11. 2026-06-05
    days on market $15,000 Active 24 DOM
12. 2026-06-03
    days on market $15,000 Active 23 DOM
13. 2026-06-02
    days on market $15,000 Active 22 DOM
14. 2026-06-01
    days on market $15,000 Active 21 DOM
15. 2026-05-31
    days on market $15,000 Active 20 DOM
16. 2026-05-30
    days on market $15,000 Active 19 DOM
17. 2026-05-11
    listed $15,000 Active 522-char remark

    Show marketing remark (522 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities.

18. 2026-05-11
    listed $15,000 Active

    Show marketing remark (522 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home featuring a full basement and endless potential. Being sold as-is, this fixer-upper is perfect for investors, renovators, or buyers ready to bring their vision to life. With solid bones and plenty of space, this home is ready for some inspiration and personal touches to restore it to its full charm. The basement offers additional storage. Whether you’re looking for your next project or a chance to create your dream home, this property is full of possibilities.

19. 2022-01-19
    soldstatus $7,000 Sold 36-char remark

    Show marketing remark (36 chars)

    Located close to shopping and U of M

20. 2022-01-19
    soldstatus $7,000 Closed

    Show marketing remark (36 chars)

    Located close to shopping and U of M

21. 2022-01-03
    status Pending 36-char remark

    Show marketing remark (36 chars)

    Located close to shopping and U of M

22. 2022-01-03
    status Pending

    Show marketing remark (36 chars)

    Located close to shopping and U of M

23. 2021-12-29
    listed $6,900 Active 36-char remark

    Show marketing remark (36 chars)

    Located close to shopping and U of M

24. 2021-12-29
    listed $6,900 Active

    Show marketing remark (36 chars)

    Located close to shopping and U of M

25. 2010-12-06
    historical
26. 2010-11-23
    soldstatus $170,000
27. 2010-10-05
    soldstatus $5,500
28. 2010-10-05
    soldstatus $5,500
29. 2010-08-30
    historical
30. 2010-08-23
    listed $5,900
31. 2010-08-23
    listed $5,900
32. 2010-03-10
    historical
33. 2010-03-10
    historical
34. 2007-03-05
    listed $7,800
35. 2007-03-05
    listed $7,800
36. 2007-02-23
    historical
37. 2006-09-19
    listed $49,900
38. 2006-09-19
    historical
39. 2006-09-19
    listed $49,900
40. 2006-09-18
    listed $49,900
41. 2002-09-20
    soldstatus $50,000
42. 2002-09-13
    soldstatus $49,900
43. 2002-09-13
    soldstatus $49,900
44. 2002-08-07
    historical
45. 2002-07-20
    listed $46,900
46. 2002-07-20
    listed $46,900
47. 2002-02-05
    soldstatus $18,000
48. 2001-11-16
    historical
49. 2001-11-01
    listed $19,000
50. 2001-11-01
    listed $19,000

ⓘ 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 ≥97°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: $10,460
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$436
• Taxable income: $7,210
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $5,289/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

-43.4% since first listed

41 events — show timeline

• 2026-05-11 Listed $15,000 REALCOMP
• 2026-05-11 Listed $15,000 MiRealSource-MiMLS
• 2022-01-19 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2022-01-19 Sold (MLS) $7,000 REALCOMP
• 2022-01-03 Pending — REALCOMP
• 2022-01-03 Pending — MiRealSource-MiMLS
• 2021-12-29 Listed $6,900 MiRealSource-MiMLS
• 2021-12-29 Listed $6,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-11-23 Sold (Public Records) $170,000 Public Records
• 2010-10-05 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2010-10-05 Sold (MLS) $5,500 REALCOMP
• 2010-08-30 Listing Removed — MiRealSource-MiMLS
• 2010-08-23 Listed $5,900 MiRealSource-MiMLS
• 2010-08-23 Listed $5,900 REALCOMP
• 2010-03-10 Listing Removed — REALCOMP
• 2010-03-10 Listing Removed — MiRealSource-MiMLS
• 2007-03-05 Listed $7,800 REALCOMP
• 2007-03-05 Listed $7,800 MiRealSource-MiMLS
• 2007-02-23 Listing Removed — REALCOMP
• 2006-09-19 Listed $49,900 MiRealSource-MiMLS
• 2006-09-19 Listing Removed — MiRealSource-MiMLS
• 2006-09-19 Listed $49,900 REALCOMP
• 2006-09-18 Listed $49,900 REALCOMP
• 2002-09-20 Sold (Public Records) $50,000 Public Records
• 2002-09-13 Sold (MLS) $49,900 REALCOMP
• 2002-09-13 Sold (MLS) $49,900 MiRealSource-MiMLS
• 2002-08-07 Listing Removed — MiRealSource-MiMLS
• 2002-07-20 Listed $46,900 REALCOMP
• 2002-07-20 Listed $46,900 MiRealSource-MiMLS
• 2002-02-05 Sold (Public Records) $18,000 Public Records
• 2001-11-16 Listing Removed — MiRealSource-MiMLS
• 2001-11-01 Listed $19,000 REALCOMP
• 2001-11-01 Listed $19,000 MiRealSource-MiMLS
• 2001-01-22 Sold (MLS) $18,000 REALCOMP
• 2001-01-22 Sold (MLS) $18,000 MiRealSource-MiMLS
• 1996-01-26 Sold (MLS) $25,000 REALCOMP
• 1996-01-26 Sold (MLS) $25,000 MiRealSource-MiMLS
• 1996-01-25 Listing Removed — MiRealSource-MiMLS
• 1995-09-22 Listed $26,500 REALCOMP
• 1995-09-22 Listed $26,500 MiRealSource-MiMLS

Property tax history

+5.0%/yr

Latest (2025): $1,064 · +9.7% YoY. Source: county tax records.