533 E 12 St · Flint, MI 48503

$85,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 37 Days on market

Built 1944 2,614 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

Key facts

• Added tenant privacy
• Private basements
• 2,614 sq ft lot

Tags

• SIDE BY SIDE BRICK DUPLEX
• PRIVATE BASEMENTS
• ADDED TENANT PRIVACY
• GROWING AREA NEAR DOWNTOWN
• ONGOING REVITALIZATION

Property features AI

Exterior

• Security: Security system
• Utilities: Water available; Public sewer
• Home design: Residential income, multi-family property; Two-story
• Construction: Brick and vinyl siding exterior; Block foundation; Built with block basement
• Exterior features: Deck; Porch; Fenced yard; Paved road frontage; Sidewalks

Interior

• Kitchen: Oven; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas) with separate meters; No central cooling
• Interior features: Gas water heater; Oven; Refrigerator; Range; Full basement with block construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (0.1% below list).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 13d 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $5k; list at $85k implies a 1600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1944 — 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: 1.00% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $34,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Belmont Ave	0.32mi	2/1.0	927 (-1%)	8mo	$130,000	$140	76
2041 Warner Ave	0.31mi	3/1.0 (+1)	1,001 (+6%)	0mo	$24,000	$24	70
1110 Pingree Ave	0.40mi	2/1.0	888 (-6%)	4mo	$50,000	$56	69
2029 Winans Ave	0.47mi	2/1.5	992 (+6%)	1mo	$30,000	$30	66
2037 Blades Ave	0.51mi	3/1.0 (+1)	923 (-2%)	10mo	$20,000	$22	60
2029 Aitken Ave	0.43mi	3/1.0 (+1)	843 (-10%)	5mo	$45,000	$53	54
1851 Seymour Ave	0.65mi	2/1.0	852 (-9%)	2mo	$10,500	$12	52
1517 Tacoma St	0.69mi	3/1.0 (+1)	875 (-7%)	1mo	$46,500	$53	50
2054 Dwight Ave	0.35mi	3/1.0 (+1)	864 (-8%)	18mo	$40,000	$46	50
401 Monroe St	0.67mi	3/1.0 (+1)	912 (-3%)	13mo	$10,000	$11	48
1601 Wayne St	0.61mi	2/1.0	832 (-12%)	6mo	$25,000	$30	48
609 Lippincott Blvd	0.35mi	3/1.0 (+1)	1,080 (+15%)	9mo	$40,000	$37	46

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-3,778
• Equity at exit: $12,674

10-year hold

• IRR: 10.7%
• Equity multiple: 2.02×
• Total profit: $24,263
• Equity at exit: $7,349

Cash invested: $23,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $849 high
• Mortgage (P&I): −$446
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $86

Break-even live

Break-even rent $740

Max offer price $85,000

Occupancy floor 85%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	0.41mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	1.28mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.28mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	21d	1	1.43mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $85,000 Active 37 DOM
2. 2026-06-17
   days on market $85,000 Active 36 DOM
3. 2026-06-16
   days on market $85,000 Active 35 DOM
4. 2026-06-15
   days on market $85,000 Active 34 DOM
5. 2026-06-14
   days on market $85,000 Active 32 DOM
6. 2026-06-13
   days on market $85,000 Active 31 DOM
7. 2026-06-10
   days on market $85,000 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 28 DOM
9. 2026-06-08
   days on market $85,000 Active 27 DOM
10. 2026-06-07
    days on market $85,000 Active 26 DOM
11. 2026-06-05
    days on market $85,000 Active 23 DOM
12. 2026-06-03
    days on market $85,000 Active 22 DOM
13. 2026-06-02
    days on market $85,000 Active 21 DOM
14. 2026-06-01
    days on market $85,000 Active 20 DOM
15. 2026-05-31
    days on market $85,000 Active 19 DOM
16. 2026-05-30
    days on market $85,000 Active 18 DOM
17. 2026-05-12
    listed $85,000 Active
18. 2024-08-05
    soldstatus $5,000 Sold 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

19. 2024-08-05
    soldstatus $5,000 Closed 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

20. 2024-07-26
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

21. 2024-07-26
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

22. 2024-07-23
    historical 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

23. 2024-07-23
    historical 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

24. 2024-07-19
    listed $5,000 Active 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

25. 2024-07-19
    listed $5,000 Active 428-char remark

    Show marketing remark (428 chars)

    Please Read! This is 1/2 of the duplex price. The owners are selling the Duplex as one package. 533 and 535 are being sold together. The total price is $34,000 for the Investor special. Create your own updates for an opportunity to live here or rent it out. How would you like to own both sides of this Duplex? Please see the address 535 E 12th Street for the other side. They are both separate properties with different owners.

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$33/yr (+$3/mo · 2.7%)

ⓘ 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: $10,193
• − Mortgage interest: −$4,761
• − Property taxes: −$1,243
• − Insurance: −$425
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,473
• Taxable loss: −$340
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,117/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

+1600.0% since first listed

9 events — show timeline

• 2026-05-12 Listed $85,000 REALCOMP
• 2024-08-05 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2024-08-05 Sold (MLS) $5,000 REALCOMP
• 2024-07-26 Pending — MiRealSource-MiMLS
• 2024-07-26 Pending — REALCOMP
• 2024-07-23 Listing Removed — MiRealSource-MiMLS
• 2024-07-23 Listing Removed — REALCOMP
• 2024-07-19 Listed $5,000 MiRealSource-MiMLS
• 2024-07-19 Listed $5,000 REALCOMP

Property tax history

+5.7%/yr

Latest (2025): $1,243 · +95.7% YoY. Source: county tax records.