1705 Arizona Ave · Flint, MI 48506

$22,400

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 4 Days on market

Built 1930 4,356 sqft lot Est $31k · 27% under

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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 +15.0/15.0
• 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

Bank Repo, Needs Lots Of T. L. C.

Key facts

• Plumbing updates
• Solid foundation
• Functional layout

Tags

• SOLID FOUNDATION
• FUNCTIONAL LAYOUT
• STRONG STRUCTURAL FOOTPRINT
• MECHANICAL SYSTEMS
• PLUMBING UPDATES
• GENERAL MODERNIZATION

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential property; One-story structure; Built in 1930; Frontage width approx. 40
• Construction: Vinyl siding exterior; Michigan basement foundation; Built in 1930
• Exterior features: Vinyl siding; Paved street frontage

Interior

• Kitchen: Kitchen on the entry level (approx. 11 x 10); Dining area on the entry level (approx. 10 x 8); Living room on the entry level (approx. 15 x 13)
• Bedrooms: Two bedrooms on the main/entry level (approx. 12 x 11 and 11 x 10)
• Bathrooms: One full bathroom on the entry level (approx. 8 x 5)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 7 rooms; Basement present (Michigan-style)
• Laundry & utility: Laundry on the entry level (approx. 6 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $22k).
• Cap rate 36.9% 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 $155 of loan paydown is wiped out by about $672 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $6k; list at $22k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,400

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.21% ✓
• Cap rate: 36.93%
• Cash-on-cash: 109.41%
• DSCR: 5.87
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $30,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Thom St	0.41mi	2/1.0	939 (-2%)	8mo	$25,000	$27	71
2518 Thom St E	0.55mi	2/1.0	942 (-2%)	12mo	$35,000	$37	61
1513 Jane Ave	0.64mi	2/1.0	1,002 (+4%)	3mo	$12,000	$12	60
2612 Maplewood Ave	0.51mi	2/1.0	1,041 (+8%)	11mo	$15,000	$14	53
1420 Dakota Ave	0.47mi	3/1.5 (+1)	1,056 (+10%)	4mo	$9,000	$9	51
2321 Oklahoma Ave	0.47mi	3/1.0 (+1)	868 (-10%)	12mo	$33,000	$38	47
1700 Delaware Ave	0.47mi	2/1.0	864 (-10%)	20mo	$15,000	$17	45
1622 New York Ave	0.53mi	3/1.0 (+1)	839 (-13%)	6mo	$34,500	$41	45
2910 Meisner Ave	0.75mi	3/1.0 (+1)	920 (-4%)	12mo	$35,000	$38	43
1706 Delaware Ave	0.46mi	3/1.0 (+1)	1,041 (+8%)	20mo	$20,000	$19	43
3912 Douglas Ave	0.74mi	2/1.0	820 (-15%)	6mo	$33,000	$40	36
1620 Mabel Ave	0.69mi	3/1.5 (+1)	816 (-15%)	18mo	$26,500	$32	21

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: 6.23×
• Total profit: $32,817
• Equity at exit: $3,340

10-year hold

• IRR: —
• Equity multiple: 13.05×
• Total profit: $75,579
• Equity at exit: $1,937

Cash invested: $6,272 (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: 2.0×

Monthly cashflow live

• Estimated rent: $943 high
• Mortgage (P&I): −$117
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $572

Break-even live

Break-even rent $220

Max offer price $22,400

Occupancy floor 34%

Sensitivity live

Price	-10% $585	-5% $578	+0% $572	+5% $566	+10% $559
Rent	-10% $497	-5% $535	+0% $572	+5% $609	+10% $646
Rate	-1.0pp $583	-0.5pp $578	base $572	+0.5pp $566	+1.0pp $560

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: $5,600
• Closing costs: $672
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	14d	1	0.91mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	22d	1	0.99mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	1.01mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	1.12mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	1.14mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	14d	1	1.28mi

Listing history 8 events

1. 2026-06-18
   days on market $22,400 Active 4 DOM
2. 2026-06-17
   price $22,400 Active 3 DOM
3. 2026-06-17
   days on market $23,900 Active 3 DOM
4. 2026-06-16
   days on market $23,900 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $23,900 Active 1 DOM
6. 2026-06-15
   pricedays on market $23,900 Active 2 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   listed $22,000 Active 1 DOM

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $11,321
• − Mortgage interest: −$1,255
• − Property taxes: −$560
• − Insurance: −$112
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$652
• Taxable income: $6,931
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,199/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

+147.2% since first listed

7 events — show timeline

• 2026-06-12 Listed $22,000 MiRealSource-MiMLS
• 2004-07-09 Sold (Public Records) $6,000 Public Records
• 2004-05-28 Sold (MLS) $6,000 REALCOMP
• 2004-05-28 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2004-05-11 Listing Removed — MiRealSource-MiMLS
• 2004-04-01 Listed $8,900 REALCOMP
• 2004-04-01 Listed $8,900 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $560 · +1.2% YoY. Source: county tax records.