2064 Lavelle Rd · Flint, MI 48504

$39,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 97 Days on market

Built 1945 5,227 sqft lot $39/sqft · 44% below area Est $69k · 44% under ↓ 20% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 2-bedroom, 1-bath, single-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

Key facts

• 5,227 sq ft lot
• Built 1945
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $270 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 97 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $39k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 2.36% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.32%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $69,414
• List price: $39,000
• Delta: -43.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2138 Lavelle Rd	0.15mi	2/1.0	934 (-7%)	12mo	$74,500	$80	72
3432 Concord St	0.42mi	2/1.0	910 (-9%)	2mo	$47,000	$52	64
3384 Clement St	0.41mi	3/1.0 (+1)	1,080 (+8%)	1mo	$94,000	$87	62
3400 Concord St	0.44mi	3/2.0 (+1)	1,064 (+6%)	10mo	$93,000	$87	52
G-3447 Barth St	0.61mi	3/1.5 (+1)	1,040 (+4%)	10mo	$37,000	$36	49
3360 Walton Ave	0.56mi	3/1.0 (+1)	912 (-9%)	9mo	$54,000	$59	46
3363 Mallery St	0.50mi	2/1.0	1,080 (+8%)	20mo	$95,800	$89	46
1457 Mitson Blvd	0.60mi	3/1.0 (+1)	900 (-10%)	5mo	$48,000	$53	46
3147 Sloan St	0.73mi	3/1.5 (+1)	1,060 (+6%)	21mo	$65,400	$62	32

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: 48.1%
• Equity multiple: 3.09×
• Total profit: $22,858
• Equity at exit: $5,815

10-year hold

• IRR: 53.7%
• Equity multiple: 6.27×
• Total profit: $57,514
• Equity at exit: $3,372

Cash invested: $10,920 (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 48504

• Active inventory: 131
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $458

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 45%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3616 Concord St Unit CON3616 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.55mi
2332 Fredonia Ave Unit FRE2332 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.60mi
2410 Gena Ann Ln Flint, MI	3.0	2.0	960	$895	$0.93	44d	1	0.76mi
2410 Gena Ann Ln Unit GEN2410 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.76mi
2419 Gena Ann Ln Unit GEN2419 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.77mi
4606 Beecher Rd Flint, MI	2.0	1.0	806	$788	$0.98	13d	1	0.85mi
2462 Gena Ann Ln Unit GEN2462 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.87mi
3376 Preston Pl Unit PRE3376 Flint, MI	3.0	2.0	960	$895	$0.93	43d	1	0.88mi
1440 N Linden Rd Flint, MI	1.0–2.0	1.0–2.0	950	$1,425	$1.50	13d	6	1.16mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.47mi

Listing history 41 events

1. 2026-06-15
   status $39,000 Pending 97 DOM
2. 2026-06-15
   days on market $39,000 Active 97 DOM
3. 2026-06-14
   days on market $39,000 Active 95 DOM
4. 2026-06-13
   days on market $39,000 Active 94 DOM
5. 2026-06-10
   days on market $39,000 Active 92 DOM
6. 2026-06-09
   days on market $39,000 Active 91 DOM
7. 2026-06-08
   days on market $39,000 Active 90 DOM
8. 2026-06-07
   days on market $39,000 Active 89 DOM
9. 2026-06-05
   days on market $39,000 Active 86 DOM
10. 2026-06-02
    days on market $39,000 Active 84 DOM
11. 2026-06-01
    days on market $39,000 Active 83 DOM
12. 2026-05-31
    days on market $39,000 Active 82 DOM
13. 2026-05-30
    days on market $39,000 Active 81 DOM
14. 2026-03-25
    price $44,000 277-char remark

    Show marketing remark (277 chars)

    Solid 2-bedroom, 1-bath, single-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

15. 2026-03-24
    price $44,000 277-char remark

    Show marketing remark (277 chars)

    Solid 2-bedroom, 1-bath, single-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

16. 2026-03-10
    listed $49,000 Active 277-char remark

    Show marketing remark (277 chars)

    Solid 2-bedroom, 1-bath, single-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

17. 2026-03-10
    listed $49,000 Active 277-char remark

    Show marketing remark (277 chars)

    Solid 2-bedroom, 1-bath, single-story home. Features a practical layout with comfortable living space all on one level. Ideal for first-time buyers or investors. Convenient location. Great opportunity to own a manageable home with strong potential. Schedule your showing today.

18. 2014-12-05
    historical
19. 2014-12-04
    historical
20. 2014-06-04
    listed $25,900
21. 2014-06-04
    listed $25,900
22. 2013-03-15
    soldstatus $21,500
23. 2013-03-15
    soldstatus $21,500
24. 2013-03-06
    historical
25. 2013-03-05
    listed $22,000
26. 2013-03-05
    listed $22,000
27. 2012-07-09
    soldstatus $8,585
28. 2012-07-09
    soldstatus $8,585
29. 2012-06-12
    historical
30. 2012-05-14
    listed $8,000
31. 2012-05-14
    listed $8,000
32. 2012-02-07
    historical
33. 2012-02-07
    historical
34. 2011-10-25
    listed $12,000
35. 2011-10-25
    listed $12,000
36. 2005-07-19
    soldstatus $56,940
37. 2005-07-08
    soldstatus $56,940
38. 2005-07-08
    soldstatus $56,940
39. 2005-06-28
    historical
40. 2004-11-24
    listed $54,900
41. 2004-11-24
    listed $54,900

ⓘ 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 · 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: $11,049
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$1,135
• Taxable income: $5,182
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,251/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 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

• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

-19.9% since first listed

28 events — show timeline

• 2026-03-25 Price Changed $44,000 MiRealSource-MiMLS
• 2026-03-24 Price Changed $44,000 REALCOMP
• 2026-03-10 Listed $49,000 REALCOMP
• 2026-03-10 Listed $49,000 MiRealSource-MiMLS
• 2014-12-05 Listing Removed — REALCOMP
• 2014-12-04 Listing Removed — MiRealSource-MiMLS
• 2014-06-04 Listed $25,900 MiRealSource-MiMLS
• 2014-06-04 Listed $25,900 REALCOMP
• 2013-03-15 Sold (MLS) $21,500 REALCOMP
• 2013-03-15 Sold (MLS) $21,500 MiRealSource-MiMLS
• 2013-03-06 Listing Removed — MiRealSource-MiMLS
• 2013-03-05 Listed $22,000 REALCOMP
• 2013-03-05 Listed $22,000 MiRealSource-MiMLS
• 2012-07-09 Sold (MLS) $8,585 REALCOMP
• 2012-07-09 Sold (MLS) $8,585 MiRealSource-MiMLS
• 2012-06-12 Listing Removed — MiRealSource-MiMLS
• 2012-05-14 Listed $8,000 REALCOMP
• 2012-05-14 Listed $8,000 MiRealSource-MiMLS
• 2012-02-07 Listing Removed — MiRealSource-MiMLS
• 2012-02-07 Listing Removed — REALCOMP
• 2011-10-25 Listed $12,000 MiRealSource-MiMLS
• 2011-10-25 Listed $12,000 REALCOMP
• 2005-07-19 Sold (Public Records) $56,940 Public Records
• 2005-07-08 Sold (MLS) $56,940 MiRealSource-MiMLS
• 2005-07-08 Sold (MLS) $56,940 REALCOMP
• 2005-06-28 Listing Removed — MiRealSource-MiMLS
• 2004-11-24 Listed $54,900 MiRealSource-MiMLS
• 2004-11-24 Listed $54,900 REALCOMP

Property tax history

+9.5%/yr

Latest (2025): $2,431 · +32.0% YoY. Source: county tax records.