1526 Arizona Ave · Flint, MI 48506

$8,000

2 bd · 1.0 ba · 695 sqft · SingleFamily public records · 136 Days on market

Built 1953 4,356 sqft lot ↓ 9% since listing

---

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
• 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

Opportunity knocks at 1526 Arizona Ave! This property is a true investor special and ready for a full renovation. With solid bones and a functional layout, this home offers tremendous upside for the savvy investor, flipper, or buy-and-hold landlord looking to add value through rehab. Situated on a quiet residential street, the property offers the kind of footprint that makes renovations worthwhile. Once restored, this home has the potential to be a strong rental performer or profitable resale in a steadily improving area of Flint. Bring your vision and contractor - this is a blank canvas ready to be transformed. Priced with condition in mind, this is the type of project investors are always searching for.

Key facts

• Blank canvas
• Full renovation
• Functional layout

Tags

• FULL RENOVATION
• FUNCTIONAL LAYOUT
• STRONG RENTAL PERFORMER
• PROFITABLE RESALE
• BLANK CANVAS

Property features AI

Finance

• Other: Property type: Residential, single family
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Slab foundation; Built area above grade: 700 square feet
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 110); Ground-level entry with steps

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Two total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 95.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $55 of loan paydown is wiped out by about $240 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 10.25% ✓
• Cap rate: 95.20%
• Cash-on-cash: 317.54%
• DSCR: 15.13
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $21,545
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 Wyoming Ave	0.06mi	3/1.0 (+1)	728 (+5%)	14mo	$8,000	$11	73
1805 Arizona Ave	0.27mi	2/1.0	760 (+9%)	12mo	$23,000	$30	62
2426 Maryland Ave	0.74mi	2/1.0	712 (+2%)	2mo	$36,000	$51	59
1421 Jane Ave	0.59mi	3/1.0 (+1)	768 (+10%)	14mo	$24,000	$31	38

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: —
• Equity multiple: 17.28×
• Total profit: $36,468
• Equity at exit: $1,193

10-year hold

• IRR: —
• Equity multiple: 36.90×
• Total profit: $80,417
• Equity at exit: $692

Cash invested: $2,240 (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: 0.8×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$42
• Tax est. 1.5%: −$10 /mo · $120/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $593

Break-even live

Break-even rent $70

Max offer price $8,000

Occupancy floor 23%

Sensitivity live

Price	-10% $598	-5% $595	+0% $593	+5% $590	+10% $587
Rent	-10% $528	-5% $560	+0% $593	+5% $625	+10% $658
Rate	-1.0pp $597	-0.5pp $595	base $593	+0.5pp $591	+1.0pp $589

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: $2,000
• Closing costs: $240
• 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	14d	1	0.89mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.99mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	1.14mi

Listing history 23 events

1. 2026-06-18
   days on market $8,000 Active 136 DOM
2. 2026-06-17
   days on market $8,000 Active 135 DOM
3. 2026-06-16
   days on market $8,000 Active 134 DOM
4. 2026-06-15
   days on market $8,000 Active 133 DOM
5. 2026-06-14
   days on market $8,000 Active 131 DOM
6. 2026-06-13
   days on market $8,000 Active 130 DOM
7. 2026-06-10
   days on market $8,000 Active 128 DOM
8. 2026-06-09
   days on market $8,000 Active 127 DOM
9. 2026-06-08
   days on market $8,000 Active 126 DOM
10. 2026-06-07
    days on market $8,000 Active 125 DOM
11. 2026-06-05
    days on market $8,000 Active 122 DOM
12. 2026-06-03
    days on market $8,000 Active 121 DOM
13. 2026-06-02
    days on market $8,000 Active 120 DOM
14. 2026-06-01
    days on market $8,000 Active 119 DOM
15. 2026-05-31
    days on market $8,000 Active 118 DOM
16. 2026-05-30
    days on market $8,000 Active 117 DOM
17. 2026-03-18
    status Active
18. 2026-03-17
    historical
19. 2026-03-02
    price $10,000 714-char remark

    Show marketing remark (714 chars)

    Opportunity knocks at 1526 Arizona Ave! This property is a true investor special and ready for a full renovation. With solid bones and a functional layout, this home offers tremendous upside for the savvy investor, flipper, or buy-and-hold landlord looking to add value through rehab. Situated on a quiet residential street, the property offers the kind of footprint that makes renovations worthwhile. Once restored, this home has the potential to be a strong rental performer or profitable resale in a steadily improving area of Flint. Bring your vision and contractor - this is a blank canvas ready to be transformed. Priced with condition in mind, this is the type of project investors are always searching for.

20. 2026-03-01
    price $10,000
21. 2026-02-02
    listed $15,000 Active

    Show marketing remark (714 chars)

    Opportunity knocks at 1526 Arizona Ave! This property is a true investor special and ready for a full renovation. With solid bones and a functional layout, this home offers tremendous upside for the savvy investor, flipper, or buy-and-hold landlord looking to add value through rehab. Situated on a quiet residential street, the property offers the kind of footprint that makes renovations worthwhile. Once restored, this home has the potential to be a strong rental performer or profitable resale in a steadily improving area of Flint. Bring your vision and contractor - this is a blank canvas ready to be transformed. Priced with condition in mind, this is the type of project investors are always searching for.

22. 2026-02-02
    listed $15,000 Active 714-char remark

    Show marketing remark (714 chars)

    Opportunity knocks at 1526 Arizona Ave! This property is a true investor special and ready for a full renovation. With solid bones and a functional layout, this home offers tremendous upside for the savvy investor, flipper, or buy-and-hold landlord looking to add value through rehab. Situated on a quiet residential street, the property offers the kind of footprint that makes renovations worthwhile. Once restored, this home has the potential to be a strong rental performer or profitable resale in a steadily improving area of Flint. Bring your vision and contractor - this is a blank canvas ready to be transformed. Priced with condition in mind, this is the type of project investors are always searching for.

23. 2003-07-29
    soldstatus $11,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $9,843
• − Mortgage interest: −$448
• − Property taxes: −$120
• − Insurance: −$40
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$233
• Taxable income: $7,428
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $5,330/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

-9.1% since first listed

7 events — show timeline

• 2026-03-18 Relisted — REALCOMP
• 2026-03-17 Listing Removed — REALCOMP
• 2026-03-02 Price Changed $10,000 MiRealSource-MiMLS
• 2026-03-01 Price Changed $10,000 REALCOMP
• 2026-02-02 Listed $15,000 REALCOMP
• 2026-02-02 Listed $15,000 MiRealSource-MiMLS
• 2003-07-29 Sold (Public Records) $11,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $903 · +10.1% YoY. Source: county tax records.