3521 Whitney Ave · Flint, MI 48503

$59,900

3 bd · 1.0 ba · 835 sqft · SingleFamily public records · 39 Days on market

Built 1923 4,792 sqft lot Est $43k · 38% 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Value at 3521 Whitney Avenue – The Perfect Starter Home or Investment! Welcome to this charming traditional one-story home located in the heart of West Flint. Priced at a highly affordable $59,900, this property features 3 bedrooms, 1 full bathroom, and 835 square feet of comfortable living space. Whether you are looking for a great starter home or a solid investment property, this house provides a fantastic foundation. Comfortable & Welcoming Interior Step inside to find a beautifully flowing layout that features a spacious living room and a dedicated large dining room. The interior is highlighted by charming architectural details, such as arched doorways that add character to the living space. The home also includes ceiling fans to keep a comfortable breeze and a 553-square-foot full basement that offers excellent potential for extra storage. Big-Ticket Updates Already Handled! Enjoy total peace of mind knowing the heavy lifting has been done for you! The roof was replaced in 2018 and comes with a 20-year GreenGuard warranty. Furthermore, the forced-air natural gas furnace and central air conditioning systems are only about 8 years old, ensuring highly efficient heating and cooling year-round. Additionally, the lead pipes to the house have been replaced! The property boasts great curb appeal with low-maintenance vinyl siding and a welcoming covered front porch. Out back, you will love the fenced-in backyard, which comes complete with a relaxing deck, perfect for entertaining, and a convenient storage shed for your lawn equipment. Prime Location You couldn't ask for a more convenient spot. Centrally located you are just minutes away with quick, easy access to the local hospital, shopping centers, restaurants, and the expressway. This fantastic opportunity will not last long. Schedule your showing today!

Key facts

• 4,792 sq ft lot
• Built 1923
• Listed 38 days

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 40 x 120 (0.11 acre); Subdivision: CHEVROLET SUB
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway; no garage
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story with ground-level entry and steps; Vinyl siding
• Construction: Asphalt roof; Block foundation
• Exterior features: Deck, patio and porch; Back yard fencing; Shed(s)

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Full unfinished basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (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 1923 — 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. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.49%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $43,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Barney Ave	0.18mi	3/1.0	833 (-0%)	5mo	$43,500	$52	87
3205 Clairmont St	0.24mi	3/1.0	888 (+6%)	3mo	$42,000	$47	76
3510 Hogarth Ave	0.26mi	2/1.0 (-1)	796 (-5%)	3mo	$32,500	$41	73
2810 Gibson St	0.51mi	3/1.0	892 (+7%)	1mo	$15,500	$17	64
2729 Chicago Blvd	0.53mi	3/1.0	895 (+7%)	2mo	$88,000	$98	62
3801 Augusta St	0.18mi	2/1.0 (-1)	949 (+14%)	3mo	$63,000	$66	62
3214 Clairmont St	0.21mi	2/1.0 (-1)	720 (-14%)	4mo	$30,500	$42	59
2641 Brown St	0.57mi	2/1.0 (-1)	783 (-6%)	2mo	$36,500	$47	57
959 Tacken St	0.45mi	2/1.0 (-1)	748 (-10%)	4mo	$24,900	$33	53
3705 Gratiot Ave	0.75mi	2/1.0 (-1)	820 (-2%)	5mo	$74,200	$90	53
924 Hammond Ave	0.65mi	3/1.0	948 (+14%)	5mo	$51,000	$54	43
3321 Hogarth Ave	0.68mi	3/1.0	720 (-14%)	4mo	$59,900	$83	42

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: 34.3%
• Equity multiple: 2.55×
• Total profit: $25,967
• Equity at exit: $8,931

10-year hold

• IRR: 43.7%
• Equity multiple: 6.23×
• Total profit: $87,670
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$314
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $468

Break-even live

Break-even rent $514

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.08mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.23mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.35mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.52mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.93mi

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 39 DOM
2. 2026-06-17
   days on market $59,900 Active 38 DOM
3. 2026-06-16
   days on market $59,900 Active 37 DOM
4. 2026-06-15
   days on market $59,900 Active 36 DOM
5. 2026-06-14
   days on market $59,900 Active 34 DOM
6. 2026-06-13
   days on market $59,900 Active 33 DOM
7. 2026-06-10
   days on market $59,900 Active 31 DOM
8. 2026-06-09
   days on market $59,900 Active 30 DOM
9. 2026-06-08
   days on market $59,900 Active 29 DOM
10. 2026-06-07
    days on market $59,900 Active 28 DOM
11. 2026-06-05
    days on market $59,900 Active 25 DOM
12. 2026-06-03
    days on market $59,900 Active 24 DOM
13. 2026-06-02
    days on market $59,900 Active 23 DOM
14. 2026-06-01
    days on market $59,900 Active 22 DOM
15. 2026-05-31
    days on market $59,900 Active 21 DOM
16. 2026-05-30
    days on market $59,900 Active 20 DOM
17. 2026-05-11
    listed $59,900 Active

    Show marketing remark (1871 chars)

    Incredible Value at 3521 Whitney Avenue – The Perfect Starter Home or Investment! Welcome to this charming traditional one-story home located in the heart of West Flint. Priced at a highly affordable $59,900, this property features 3 bedrooms, 1 full bathroom, and 835 square feet of comfortable living space. Whether you are looking for a great starter home or a solid investment property, this house provides a fantastic foundation. Comfortable & Welcoming Interior Step inside to find a beautifully flowing layout that features a spacious living room and a dedicated large dining room. The interior is highlighted by charming architectural details, such as arched doorways that add character to the living space. The home also includes ceiling fans to keep a comfortable breeze and a 553-square-foot full basement that offers excellent potential for extra storage. Big-Ticket Updates Already Handled! Enjoy total peace of mind knowing the heavy lifting has been done for you! The roof was replaced in 2018 and comes with a 20-year GreenGuard warranty. Furthermore, the forced-air natural gas furnace and central air conditioning systems are only about 8 years old, ensuring highly efficient heating and cooling year-round. Additionally, the lead pipes to the house have been replaced! The property boasts great curb appeal with low-maintenance vinyl siding and a welcoming covered front porch. Out back, you will love the fenced-in backyard, which comes complete with a relaxing deck, perfect for entertaining, and a convenient storage shed for your lawn equipment. Prime Location You couldn't ask for a more convenient spot. Centrally located you are just minutes away with quick, easy access to the local hospital, shopping centers, restaurants, and the expressway. This fantastic opportunity will not last long. Schedule your showing today!

18. 2026-05-11
    listed $59,900 Active 1871-char remark

    Show marketing remark (1871 chars)

    Incredible Value at 3521 Whitney Avenue – The Perfect Starter Home or Investment! Welcome to this charming traditional one-story home located in the heart of West Flint. Priced at a highly affordable $59,900, this property features 3 bedrooms, 1 full bathroom, and 835 square feet of comfortable living space. Whether you are looking for a great starter home or a solid investment property, this house provides a fantastic foundation. Comfortable & Welcoming Interior Step inside to find a beautifully flowing layout that features a spacious living room and a dedicated large dining room. The interior is highlighted by charming architectural details, such as arched doorways that add character to the living space. The home also includes ceiling fans to keep a comfortable breeze and a 553-square-foot full basement that offers excellent potential for extra storage. Big-Ticket Updates Already Handled! Enjoy total peace of mind knowing the heavy lifting has been done for you! The roof was replaced in 2018 and comes with a 20-year GreenGuard warranty. Furthermore, the forced-air natural gas furnace and central air conditioning systems are only about 8 years old, ensuring highly efficient heating and cooling year-round. Additionally, the lead pipes to the house have been replaced! The property boasts great curb appeal with low-maintenance vinyl siding and a welcoming covered front porch. Out back, you will love the fenced-in backyard, which comes complete with a relaxing deck, perfect for entertaining, and a convenient storage shed for your lawn equipment. Prime Location You couldn't ask for a more convenient spot. Centrally located you are just minutes away with quick, easy access to the local hospital, shopping centers, restaurants, and the expressway. This fantastic opportunity will not last long. Schedule your showing today!

19. 2026-05-09
    historical $59,900 1871-char remark

    Show marketing remark (1871 chars)

    Incredible Value at 3521 Whitney Avenue – The Perfect Starter Home or Investment! Welcome to this charming traditional one-story home located in the heart of West Flint. Priced at a highly affordable $59,900, this property features 3 bedrooms, 1 full bathroom, and 835 square feet of comfortable living space. Whether you are looking for a great starter home or a solid investment property, this house provides a fantastic foundation. Comfortable & Welcoming Interior Step inside to find a beautifully flowing layout that features a spacious living room and a dedicated large dining room. The interior is highlighted by charming architectural details, such as arched doorways that add character to the living space. The home also includes ceiling fans to keep a comfortable breeze and a 553-square-foot full basement that offers excellent potential for extra storage. Big-Ticket Updates Already Handled! Enjoy total peace of mind knowing the heavy lifting has been done for you! The roof was replaced in 2018 and comes with a 20-year GreenGuard warranty. Furthermore, the forced-air natural gas furnace and central air conditioning systems are only about 8 years old, ensuring highly efficient heating and cooling year-round. Additionally, the lead pipes to the house have been replaced! The property boasts great curb appeal with low-maintenance vinyl siding and a welcoming covered front porch. Out back, you will love the fenced-in backyard, which comes complete with a relaxing deck, perfect for entertaining, and a convenient storage shed for your lawn equipment. Prime Location You couldn't ask for a more convenient spot. Centrally located you are just minutes away with quick, easy access to the local hospital, shopping centers, restaurants, and the expressway. This fantastic opportunity will not last long. Schedule your showing today!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$58/yr (+$5/mo · 7.3%)

ⓘ 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: $13,281
• − Mortgage interest: −$3,355
• − Property taxes: −$806
• − Insurance: −$300
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,743
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,428/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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listed $59,900 REALCOMP
• 2026-05-11 Listed $59,900 MiRealSource-MiMLS
• 2026-05-09 Coming Soon $59,900 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $806 · +1.5% YoY. Source: county tax records.