1413 Lincoln Ave · Flint, MI 48507

$64,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 159 Days on market

Built 1928 3,920 sqft lot Est $81k · 20% under ↓ 13% since listing

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

Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

Key facts

• 3,920 sq ft lot
• Built 1928
• Listed 158 days

Property features AI

Finance

• Financial info: Residential income property

Exterior

• Utilities: Water available; Public sewer
• Home design: Multi-family residential property
• Construction: Aluminum siding; Insulated Concrete Forms (ICFs) construction; Full unfinished walk-out basement with interior entry
• Exterior features: Paved road access; Lot approximately 0.09 acres (40 x 100); Zoned for MultiFamily / Residential; Pets not allowed

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Other interior features

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$81,312) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

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 at typical pace (median 22d on market — plan ~3-4 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 $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1928 — 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: 1.55% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Vermilya Ave	0.05mi	4/2.0 (+1)	1,152 (-6%)	0mo	$55,000	$48	82
1809 Crestbrook Ln	0.37mi	3/1.5	1,240 (+1%)	5mo	$100,000	$81	75
1523 Waldman St	0.13mi	2/1.0 (-1)	1,179 (-4%)	6mo	$125,000	$106	73
1212 Crawford St	0.32mi	3/1.5	1,281 (+4%)	5mo	$50,000	$39	72
3902 Brunswick Ave	0.47mi	3/2.0	1,128 (-8%)	2mo	$123,000	$109	62
3507 Briarwood Dr	0.22mi	3/1.5	1,400 (+14%)	4mo	$119,000	$85	62
1228 Leland St	0.25mi	3/1.0	1,047 (-15%)	5mo	$67,500	$64	55
939 Ingleside Ave	0.61mi	3/1.0	1,144 (-7%)	1mo	$74,999	$66	55
4302 Huckleberry Ln	0.48mi	3/1.0	1,366 (+11%)	2mo	$32,500	$24	53
4518 Huckleberry Ln	0.60mi	3/1.5	1,319 (+7%)	6mo	$69,090	$52	53
1902 Rockcreek Ln	0.66mi	3/1.5	1,400 (+14%)	1mo	$111,000	$79	43
825 Pettibone Ave	0.51mi	2/1.5 (-1)	1,401 (+14%)	8mo	$70,000	$50	40

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $5,001
• Equity at exit: $9,677

10-year hold

• IRR: 13.6%
• Equity multiple: 1.93×
• Total profit: $16,870
• Equity at exit: $5,611

Cash invested: $18,172 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$340
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $289

Break-even live

Break-even rent $641

Max offer price $64,900

Occupancy floor 66%

Sensitivity live

Price	-10% $326	-5% $308	+0% $289	+5% $271	+10% $252
Rent	-10% $210	-5% $249	+0% $289	+5% $329	+10% $369
Rate	-1.0pp $322	-0.5pp $306	base $289	+0.5pp $272	+1.0pp $255

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	21d	1	0.04mi
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.39mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	14d	1	0.60mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	14d	19	0.89mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.37mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $64,900 Active 159 DOM
2. 2026-06-17
   days on market $64,900 Active 158 DOM
3. 2026-06-16
   days on market $64,900 Active 157 DOM
4. 2026-06-15
   days on market $64,900 Active 156 DOM
5. 2026-06-14
   days on market $64,900 Active 154 DOM
6. 2026-06-13
   days on market $64,900 Active 153 DOM
7. 2026-06-10
   days on market $64,900 Active 151 DOM
8. 2026-06-09
   days on market $64,900 Active 150 DOM
9. 2026-06-08
   days on market $64,900 Active 149 DOM
10. 2026-06-07
    days on market $64,900 Active 148 DOM
11. 2026-06-05
    days on market $64,900 Active 145 DOM
12. 2026-06-03
    days on market $64,900 Active 144 DOM
13. 2026-06-02
    days on market $64,900 Active 143 DOM
14. 2026-06-01
    days on market $64,900 Active 142 DOM
15. 2026-05-31
    days on market $64,900 Active 141 DOM
16. 2026-05-30
    days on market $64,900 Active 140 DOM
17. 2026-04-24
    price $64,900 767-char remark

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

18. 2026-04-24
    price $64,900

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

19. 2026-02-17
    price $69,900 767-char remark

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

20. 2026-02-16
    price $69,900
21. 2026-01-11
    listed $74,900 Active 767-char remark

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

22. 2026-01-11
    listed $74,900 Active

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

23. 2026-01-10
    historical $74,900 767-char remark

    Show marketing remark (767 chars)

    Yes! An easy, newly updated duplex fully rented and cash flowing from day 1! Who's ready for a slam dunk deal? Both units are currently rented. Excellent investment opportunity with this income-producing duplex in Flint. Both units are currently tenant occupied, each offering 1 bedroom and 1 bathroom, with current rents at $595 per unit per month, providing immediate cash flow. This property also presents a value-add opportunity for investors. Conveniently located near General Motors and I-69, offering easy access to major employers, highways, and local amenities - supporting strong and consistent rental demand. A solid option for investors seeking a turnkey hold with upside, or house hack and live rent free! Visit today. . Don't delay! All appliances stay.

24. 2023-08-31
    historical $800
25. 2023-07-16
    listed $800

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,672 · $139/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 ≥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: $12,090
• − Mortgage interest: −$3,635
• − Property taxes: −$1,672
• − Insurance: −$324
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,888
• Taxable income: $2,636
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,838/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

-13.4% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $64,900 REALCOMP
• 2026-02-17 Price Changed $69,900 MiRealSource-MiMLS
• 2026-02-16 Price Changed $69,900 REALCOMP
• 2026-01-11 Listed $74,900 MiRealSource-MiMLS
• 2026-01-11 Listed $74,900 REALCOMP
• 2026-01-10 Coming Soon $74,900 MiRealSource-MiMLS
• 2023-08-31 Rental Removed $800 RENTEC
• 2023-07-16 Listed for Rent $800 RENTEC

Property tax history

+5.2%/yr

Latest (2025): $1,672 · +2.1% YoY. Source: county tax records.