1702 Arizona Ave · Flint, MI 48506

$37,900

2 bd · 1.0 ba · 588 sqft · SingleFamily public records · 36 Days on market

Built 1922 4,356 sqft lot Est $44k · 13% under ↓ 11% since listing

---

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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This cozy cottage is in a quiet neighborhood, it is a must see. Sitting on a corner lot it has a detached garage for plenty of storage. It features a large covered porch, new carpet, new paint, refreshed kitchen and bathroom, some new windows and doors. The basement is open and clean. This is the perfect opportunity for a new homeowner or it would be a great addition to any landlords rental portfolio. Get it before it's too late!

Key facts

• Large covered porch
• Refreshed bathroom
• Open basement

Tags

• CORNER LOT
• DETACHED GARAGE
• LARGE COVERED PORCH
• REFRESHED KITCHEN
• REFRESHED BATHROOM
• OPEN BASEMENT

Property features AI

Finance

• Other: Lot roughly 40 x 110 (about 0.1 acre)
• Financial info: No investor or rental income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Security: No security features listed
• Utilities: Circuit breaker electric panel; Cable available; Public sewer available; Public water available
• Home design: Single-family residence; One level; Ground-level entry with steps; Asbestos construction material
• Construction: Asphalt roof; Block foundation; Built with asbestos material
• Exterior features: Covered porch; Paved road access

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 204 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $262 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,763 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1922 — 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: 2.11% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.68%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $43,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Utah Ave	0.20mi	2/1.5	572 (-3%)	2mo	$25,000	$44	83
3912 Western Rd	0.70mi	2/1.0	636 (+8%)	7mo	$47,000	$74	47

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: 38.3%
• Equity multiple: 2.63×
• Total profit: $17,346
• Equity at exit: $5,651

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $45,386
• Equity at exit: $3,277

Cash invested: $10,612 (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: 204
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $369

Break-even live

Break-even rent $335

Max offer price $37,900

Occupancy floor 49%

Sensitivity live

Price	-10% $390	-5% $379	+0% $369	+5% $358	+10% $347
Rent	-10% $305	-5% $337	+0% $369	+5% $400	+10% $432
Rate	-1.0pp $388	-0.5pp $378	base $369	+0.5pp $359	+1.0pp $349

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	15d	1	0.69mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	23d	1	0.99mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	15d	1	1.01mi

Listing history 21 events

1. 2026-06-17
   status $37,900 Pending 36 DOM
2. 2026-06-17
   days on market $37,900 Active 36 DOM
3. 2026-06-16
   days on market $37,900 Active 35 DOM
4. 2026-06-15
   days on market $37,900 Active 34 DOM
5. 2026-06-14
   days on market $37,900 Active 32 DOM
6. 2026-06-13
   days on market $37,900 Active 31 DOM
7. 2026-06-10
   days on market $37,900 Active 29 DOM
8. 2026-06-09
   days on market $37,900 Active 28 DOM
9. 2026-06-08
   days on market $37,900 Active 27 DOM
10. 2026-06-07
    days on market $37,900 Active 26 DOM
11. 2026-06-05
    days on market $37,900 Active 23 DOM
12. 2026-06-03
    days on market $37,900 Active 22 DOM
13. 2026-06-03
    price $37,900 Active 21 DOM
14. 2026-06-02
    days on market $39,900 Active 21 DOM
15. 2026-06-01
    days on market $39,900 Active 20 DOM
16. 2026-05-31
    days on market $39,900 Active 19 DOM
17. 2026-05-30
    days on market $39,900 Active 18 DOM
18. 2026-05-18
    price $39,900 433-char remark

    Show marketing remark (433 chars)

    This cozy cottage is in a quiet neighborhood, it is a must see. Sitting on a corner lot it has a detached garage for plenty of storage. It features a large covered porch, new carpet, new paint, refreshed kitchen and bathroom, some new windows and doors. The basement is open and clean. This is the perfect opportunity for a new homeowner or it would be a great addition to any landlords rental portfolio. Get it before it's too late!

19. 2026-05-18
    price $39,900

    Show marketing remark (433 chars)

    This cozy cottage is in a quiet neighborhood, it is a must see. Sitting on a corner lot it has a detached garage for plenty of storage. It features a large covered porch, new carpet, new paint, refreshed kitchen and bathroom, some new windows and doors. The basement is open and clean. This is the perfect opportunity for a new homeowner or it would be a great addition to any landlords rental portfolio. Get it before it's too late!

20. 2026-05-12
    listed $44,900 Active 433-char remark

    Show marketing remark (433 chars)

    This cozy cottage is in a quiet neighborhood, it is a must see. Sitting on a corner lot it has a detached garage for plenty of storage. It features a large covered porch, new carpet, new paint, refreshed kitchen and bathroom, some new windows and doors. The basement is open and clean. This is the perfect opportunity for a new homeowner or it would be a great addition to any landlords rental portfolio. Get it before it's too late!

21. 2026-05-12
    listed $44,900 Active

    Show marketing remark (433 chars)

    This cozy cottage is in a quiet neighborhood, it is a must see. Sitting on a corner lot it has a detached garage for plenty of storage. It features a large covered porch, new carpet, new paint, refreshed kitchen and bathroom, some new windows and doors. The basement is open and clean. This is the perfect opportunity for a new homeowner or it would be a great addition to any landlords rental portfolio. Get it before it's too late!

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/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: $9,613
• − Mortgage interest: −$2,123
• − Property taxes: −$597
• − Insurance: −$190
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,103
• Taxable income: $4,063
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,448/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

-11.1% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $39,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $39,900 REALCOMP
• 2026-05-12 Listed $44,900 REALCOMP
• 2026-05-12 Listed $44,900 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $597 · +1.2% YoY. Source: county tax records.