1550 Jane Ave · Flint, MI 48506

$12,499

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 46 Days on market

Built 1924 4,792 sqft lot ↓ 26% since listing

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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 +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

Investor Alert! Prime full-rehab opportunity at 1550 Jane Avenue offering a true clean-slate project with strong upside potential. This property requires a complete renovation, making it ideal for investors or contractors looking to execute a high-margin value-add deal. The interior is ready for a full transformation, allowing you to redesign the layout, finishes, and functionality to maximize resale value or rental income. With solid comparable sales in the area and ongoing investor activity, the after-repair value (ARV) potential is strong, presenting an excellent opportunity for a fix-and-flip or long-term cash-flowing asset. The property's footprint and layout provide flexibility to create a desirable finished product aligned with current market demand. Conveniently located near major roads, shopping, schools, and local amenities, the property benefits from steady rental demand and long-term appreciation potential. Opportunities like this - full gut, strong location, and high ARV upside - are increasingly hard to find in today's market. Don't miss the chance to capitalize on a high-potential investment. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Complete renovation
• Steady rental demand
• 4,792 sq ft lot

Tags

• FULL REHAB OPPORTUNITY
• COMPLETE RENOVATION
• AFTER-REPAIR VALUE POTENTIAL
• STEADY RENTAL DEMAND

Property features AI

Finance

• Other: Located in the Homedale Subdivision; Directions: From E Pierson Rd, head south on Jane Ave; property is on the right (west side of the street)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 114.5)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.
• Cap rate 67.3% 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; 6 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 $86 of loan paydown is wiped out by about $375 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,124 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1924 — 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: 7.31% ✓
• Cap rate: 67.33%
• Cash-on-cash: 218.00%
• DSCR: 10.70
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $27,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Jane Ave	0.07mi	2/1.0	1,002 (+1%)	3mo	$12,000	$12	92
1215 Bennett Ave	0.44mi	2/1.0	1,001 (+1%)	5mo	$31,000	$31	73
1635 E Hamilton Ave	0.16mi	3/1.0 (+1)	912 (-8%)	10mo	$42,000	$46	66
2612 Maplewood Ave	0.38mi	2/1.0	1,041 (+5%)	11mo	$15,000	$14	65
1420 Dakota Ave	0.33mi	3/1.5 (+1)	1,056 (+7%)	4mo	$9,000	$9	63
1702 Nebraska Ave	0.72mi	2/1.0	998 (+1%)	10mo	$28,000	$28	57
2310 Thom St	0.64mi	2/1.0	939 (-5%)	8mo	$25,000	$27	55
1220 Minnesota Ave	0.62mi	2/1.0	884 (-11%)	7mo	$26,500	$30	47
1809 Kentucky Ave	0.68mi	3/1.0 (+1)	1,038 (+5%)	10mo	$24,000	$23	47
1640 Kentucky Ave	0.67mi	3/1.5 (+1)	1,060 (+7%)	14mo	$12,000	$11	39
2321 Oklahoma Ave	0.62mi	3/1.0 (+1)	868 (-12%)	12mo	$33,000	$38	35
1713 Levern St	0.69mi	2/1.0	856 (-14%)	14mo	$80,000	$93	34

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: 12.00×
• Total profit: $38,482
• Equity at exit: $1,864

10-year hold

• IRR: —
• Equity multiple: 25.49×
• Total profit: $85,707
• Equity at exit: $1,081

Cash invested: $3,500 (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: 1.1×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$66
• Tax est. 1.5%: −$16 /mo · $187/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $636

Break-even live

Break-even rent $109

Max offer price $12,499

Occupancy floor 25%

Sensitivity live

Price	-10% $644	-5% $640	+0% $636	+5% $631	+10% $627
Rent	-10% $564	-5% $600	+0% $636	+5% $672	+10% $708
Rate	-1.0pp $642	-0.5pp $639	base $636	+0.5pp $633	+1.0pp $629

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.36mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	0.50mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	0.75mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	14d	1	1.28mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	1.29mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	14d	1	1.30mi

Listing history 22 events

1. 2026-06-18
   days on market $12,499 Active 46 DOM
2. 2026-06-17
   days on market $12,499 Active 45 DOM
3. 2026-06-16
   days on market $12,499 Active 44 DOM
4. 2026-06-15
   pricedays on market $12,499 Active 43 DOM
5. 2026-06-14
   days on market $13,999 Active 41 DOM
6. 2026-06-13
   pricedays on market $13,999 Active 40 DOM
7. 2026-06-10
   days on market $18,999 Active 38 DOM
8. 2026-06-09
   days on market $18,999 Active 37 DOM
9. 2026-06-08
   days on market $18,999 Active 36 DOM
10. 2026-06-07
    pricedays on market $18,999 Active 35 DOM
11. 2026-06-05
    days on market $19,999 Active 32 DOM
12. 2026-06-03
    days on market $19,999 Active 31 DOM
13. 2026-06-02
    days on market $19,999 Active 30 DOM
14. 2026-06-01
    days on market $19,999 Active 29 DOM
15. 2026-05-31
    days on market $19,999 Active 28 DOM
16. 2026-05-30
    days on market $19,999 Active 27 DOM
17. 2026-04-30
    listed $22,000 Active

    Show marketing remark (1272 chars)

    Investor Alert! Prime full-rehab opportunity at 1550 Jane Avenue offering a true clean-slate project with strong upside potential. This property requires a complete renovation, making it ideal for investors or contractors looking to execute a high-margin value-add deal. The interior is ready for a full transformation, allowing you to redesign the layout, finishes, and functionality to maximize resale value or rental income. With solid comparable sales in the area and ongoing investor activity, the after-repair value (ARV) potential is strong, presenting an excellent opportunity for a fix-and-flip or long-term cash-flowing asset. The property's footprint and layout provide flexibility to create a desirable finished product aligned with current market demand. Conveniently located near major roads, shopping, schools, and local amenities, the property benefits from steady rental demand and long-term appreciation potential. Opportunities like this - full gut, strong location, and high ARV upside - are increasingly hard to find in today's market. Don't miss the chance to capitalize on a high-potential investment. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

18. 2026-04-30
    listed $22,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Investor Alert! Prime full-rehab opportunity at 1550 Jane Avenue offering a true clean-slate project with strong upside potential. This property requires a complete renovation, making it ideal for investors or contractors looking to execute a high-margin value-add deal. The interior is ready for a full transformation, allowing you to redesign the layout, finishes, and functionality to maximize resale value or rental income. With solid comparable sales in the area and ongoing investor activity, the after-repair value (ARV) potential is strong, presenting an excellent opportunity for a fix-and-flip or long-term cash-flowing asset. The property's footprint and layout provide flexibility to create a desirable finished product aligned with current market demand. Conveniently located near major roads, shopping, schools, and local amenities, the property benefits from steady rental demand and long-term appreciation potential. Opportunities like this - full gut, strong location, and high ARV upside - are increasingly hard to find in today's market. Don't miss the chance to capitalize on a high-potential investment. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

19. 2010-12-06
    historical
20. 2004-05-30
    historical
21. 2003-09-27
    listed $29,900
22. 2003-09-27
    listed $29,900

ⓘ 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 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 · 14 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: $10,970
• − Mortgage interest: −$700
• − Property taxes: −$187
• − Insurance: −$62
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$364
• Taxable income: $7,901
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $5,733/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

-26.4% since first listed

6 events — show timeline

• 2026-04-30 Listed $22,000 MiRealSource-MiMLS
• 2026-04-30 Listed $22,000 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-05-30 Listing Removed — MiRealSource-MiMLS
• 2003-09-27 Listed $29,900 MiRealSource-MiMLS
• 2003-09-27 Listed $29,900 REALCOMP

Property tax history

+0.9%/yr

Latest (2025): $1,094 · +79.6% YoY. Source: county tax records.