3722 Arlene Ave · Flint, MI 48532

$88,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 23 Days on market

Built 1964 Est $95k · 8% under

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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 +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

Key facts

• Roof
• Hwh
• Privacy fence

Tags

• FURNACE
• HWH
• CENTRAL A/C UNIT
• ROOF
• BACK DECK
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.

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: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $608 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 + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $16k; list at $88k implies a 468% gain — meaningful room to come down on a strong offer.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $95,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Barney Ave	0.25mi	3/1.0	1,616 (+5%)	5mo	$99,900	$62	76
3813 Larchmont St	0.20mi	3/1.0	1,408 (-8%)	6mo	$100,000	$71	72
945 Salisbury Ave	0.44mi	3/2.0	1,550 (+1%)	4mo	$95,000	$61	71
1318 Mann Ave	0.25mi	3/1.5	1,412 (-8%)	7mo	$89,900	$64	67
3915 Augusta St	0.17mi	2/1.0 (-1)	1,688 (+10%)	4mo	$95,000	$56	67
812 Barney Ave	0.58mi	3/1.5	1,577 (+3%)	4mo	$68,750	$44	63
1518 Monteray St	0.75mi	3/1.5	1,494 (-3%)	1mo	$148,000	$99	58
3414 Van Buren Ave	0.71mi	3/1.0	1,470 (-4%)	6mo	$28,000	$19	55
3001 Yale St	0.52mi	4/1.0 (+1)	1,350 (-12%)	7mo	$138,000	$102	45
975 Hammond Ave	0.75mi	3/1.5	1,660 (+8%)	7mo	$148,000	$89	44
2830 Reynolds St	0.56mi	2/2.0 (-1)	1,344 (-12%)	5mo	$31,500	$23	40
866 Tacken St	0.61mi	4/3.0 (+1)	1,664 (+8%)	6mo	$48,000	$29	40

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $12,409
• Equity at exit: $13,121

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $45,158
• Equity at exit: $7,609

Cash invested: $24,640 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$461
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $419

Break-even live

Break-even rent $739

Max offer price $88,000

Occupancy floor 62%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.11mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	0.66mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	0.69mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	0.73mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	21d	1	0.82mi
410 Allendale Pl Flint, MI	4.0	1.5	2000	$1,500	$0.75	21d	1	0.96mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.40mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $88,000 Active 23 DOM
2. 2026-06-17
   days on market $88,000 Active 22 DOM
3. 2026-06-16
   days on market $88,000 Active 21 DOM
4. 2026-06-15
   days on market $88,000 Active 20 DOM
5. 2026-06-14
   days on market $88,000 Active 18 DOM
6. 2026-06-13
   days on market $88,000 Active 17 DOM
7. 2026-06-10
   days on market $88,000 Active 15 DOM
8. 2026-06-09
   days on market $88,000 Active 14 DOM
9. 2026-06-08
   days on market $88,000 Active 13 DOM
10. 2026-06-07
    days on market $88,000 Active 12 DOM
11. 2026-06-05
    days on market $88,000 Active 9 DOM
12. 2026-06-03
    days on market $88,000 Active 8 DOM
13. 2026-06-02
    days on market $88,000 Active 7 DOM
14. 2026-06-01
    days on market $88,000 Active 6 DOM
15. 2026-05-31
    days on market $88,000 Active 5 DOM
16. 2026-05-30
    days on market $88,000 Active 4 DOM
17. 2026-05-26
    listed $88,000 Active
18. 2014-07-31
    soldstatus $15,500 210-char remark

    Show marketing remark (207 chars)

    WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

19. 2014-07-31
    soldstatus $15,500 207-char remark

    Show marketing remark (207 chars)

    WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

20. 2014-07-12
    historical 207-char remark

    Show marketing remark (207 chars)

    WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

21. 2014-07-07
    listed $19,900 210-char remark

    Show marketing remark (207 chars)

    WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

22. 2014-07-07
    listed $19,900 207-char remark

    Show marketing remark (207 chars)

    WOW, this one is something special, do not miss out!!! This is a great home with wood floors, open kitchen, basement, garage and so much more! You will fall in love at first glance, get your offer over today

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$162/yr (+$13/mo · 15.6%)

ⓘ 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: $15,233
• − Mortgage interest: −$4,929
• − Property taxes: −$1,032
• − Insurance: −$440
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,560
• Taxable income: $3,834
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,104/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
• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+342.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $88,000 FSBO.com
• 2014-07-31 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2014-07-31 Sold (MLS) $15,500 REALCOMP
• 2014-07-12 Listing Removed — MiRealSource-MiMLS
• 2014-07-07 Listed $19,900 MiRealSource-MiMLS
• 2014-07-07 Listed $19,900 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $1,032 · +1.6% YoY. Source: county tax records.