1426 Lincoln Ave · Flint, MI 48507

$30,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 33 Days on market

Built 1929 3,920 sqft lot Est $26k · 16% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the compelling potential of 1426 Lincoln Ave, a charming single family residence in Flint, MI, built in 1929. This bungalow-style home presents a significant opportunity, perfect for those with a vision for value. The kitchen, designed for both function and connection, features a convenient peninsula, ideal for casual dining or engaging with guests while preparing meals. With two bedrooms and a well-appointed bathroom, this property provides a comfortable foundation. A full basement offers additional space for storage or future customization, and the private yard provides an outdoor retreat. This is a great option for investors and handy homeowners alike, offering a fantastic investment opportunity. Unlock the possibilities and envision the future of this promising property. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 733 Vermilya Ave - MLS #20261033139 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

Key facts

• Full basement
• Private yard
• Kitchen peninsula

Tags

• KITCHEN PENINSULA
• FULL BASEMENT
• PRIVATE YARD

Property features AI

Finance

• Financial info: Annual tax listed (amount provided in source)
• HOA & community: Subdivision: LINCOLN PARK SUB

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Aluminum siding
• Construction: Asphalt roof; Block foundation; Built with aluminum siding
• Exterior features: Enclosed porch; Ground-level entry with steps; Paved road access; Lot approximately 0.09 acres (40 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heat (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 11.6% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $207 of loan paydown is wiped out by about $900 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 + 0.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $30k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.01% ✓
• Cap rate: 23.40%
• Cash-on-cash: 61.10%
• DSCR: 3.72
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $25,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Lincoln Ave	0.26mi	2/1.0	666 (-5%)	7mo	$35,000	$53	74
842 Ossington Ave	0.65mi	2/1.0	704 (+0%)	7mo	$15,000	$21	64
1015 Alvord Ave	0.50mi	2/1.0	750 (+7%)	3mo	$35,500	$47	63
834 Remington Ave	0.69mi	2/1.0	726 (+3%)	2mo	$10,000	$14	60
937 Barrie Ave	0.47mi	2/1.0	780 (+11%)	1mo	$29,000	$37	59
4414 Brunswick Ave	0.66mi	2/1.0	722 (+3%)	9mo	$64,900	$90	57
1125 Ingleside Ave	0.53mi	2/1.0	771 (+10%)	2mo	$7,500	$10	57
908 Barrie Ave	0.54mi	2/2.0	660 (-6%)	8mo	$9,250	$14	54
4418 Brunswick Ave	0.66mi	2/1.0	755 (+8%)	4mo	$55,000	$73	53
3116 Camden Ave	0.61mi	2/1.0	766 (+9%)	5mo	$29,000	$38	52
1039 Markham St	0.64mi	2/1.0	770 (+10%)	6mo	$13,000	$17	49
820 Vermilya Ave	0.53mi	2/1.0	792 (+13%)	7mo	$23,500	$30	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 3.36×
• Total profit: $19,791
• Equity at exit: $4,473

10-year hold

• IRR: 59.9%
• Equity multiple: 6.04×
• Total profit: $42,324
• Equity at exit: $2,594

Cash invested: $8,400 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $428

Break-even live

Break-even rent $363

Max offer price $30,000

Occupancy floor 48%

Sensitivity live

Price	-10% $527	-5% $436	+0% $428	+5% $419	+10% $411
Rent	-10% $356	-5% $392	+0% $428	+5% $463	+10% $499
Rate	-1.0pp $443	-0.5pp $435	base $428	+0.5pp $420	+1.0pp $412

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	0.07mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	0.38mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	0.68mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	0.97mi

Listing history 36 events

1. 2026-06-21
   days on market $30,000 Active 33 DOM
2. 2026-06-18
   days on market $30,000 Active 30 DOM
3. 2026-06-17
   days on market $30,000 Active 29 DOM
4. 2026-06-16
   days on market $30,000 Active 28 DOM
5. 2026-06-15
   days on market $30,000 Active 27 DOM
6. 2026-06-14
   days on market $30,000 Active 25 DOM
7. 2026-06-13
   pricedays on market $30,000 Active 24 DOM
8. 2026-06-10
   days on market $40,000 Active 22 DOM
9. 2026-06-09
   days on market $40,000 Active 21 DOM
10. 2026-06-08
    days on market $40,000 Active 20 DOM
11. 2026-06-07
    days on market $40,000 Active 19 DOM
12. 2026-06-05
    days on market $40,000 Active 16 DOM
13. 2026-06-03
    days on market $40,000 Active 15 DOM
14. 2026-06-02
    days on market $40,000 Active 14 DOM
15. 2026-06-01
    days on market $40,000 Active 13 DOM
16. 2026-05-31
    days on market $40,000 Active 12 DOM
17. 2026-05-30
    days on market $40,000 Active 11 DOM
18. 2026-05-19
    listed $40,000 Active 1129-char remark

    Show marketing remark (1129 chars)

    Discover the compelling potential of 1426 Lincoln Ave, a charming single family residence in Flint, MI, built in 1929. This bungalow-style home presents a significant opportunity, perfect for those with a vision for value. The kitchen, designed for both function and connection, features a convenient peninsula, ideal for casual dining or engaging with guests while preparing meals. With two bedrooms and a well-appointed bathroom, this property provides a comfortable foundation. A full basement offers additional space for storage or future customization, and the private yard provides an outdoor retreat. This is a great option for investors and handy homeowners alike, offering a fantastic investment opportunity. Unlock the possibilities and envision the future of this promising property. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 733 Vermilya Ave - MLS #20261033139 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

19. 2026-05-19
    listed $40,000 Active

    Show marketing remark (1129 chars)

    Discover the compelling potential of 1426 Lincoln Ave, a charming single family residence in Flint, MI, built in 1929. This bungalow-style home presents a significant opportunity, perfect for those with a vision for value. The kitchen, designed for both function and connection, features a convenient peninsula, ideal for casual dining or engaging with guests while preparing meals. With two bedrooms and a well-appointed bathroom, this property provides a comfortable foundation. A full basement offers additional space for storage or future customization, and the private yard provides an outdoor retreat. This is a great option for investors and handy homeowners alike, offering a fantastic investment opportunity. Unlock the possibilities and envision the future of this promising property. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 733 Vermilya Ave - MLS #20261033139 4) 920 Huron St - MLS #20261033550 5) 1410 Indiana Ave - MLS #20261035473 Contact listing agent to schedule a showing

20. 2018-11-15
    soldstatus $19,500 Sold 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

21. 2018-11-15
    soldstatus $19,500 Closed

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

22. 2018-10-24
    status Pending
23. 2018-10-12
    status Active
24. 2018-10-01
    historical 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

25. 2018-10-01
    historical

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

26. 2018-09-18
    status Active 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

27. 2018-09-14
    historical 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

28. 2018-06-16
    price $24,000

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

29. 2018-06-16
    price $24,000 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

30. 2018-03-15
    listed $28,000 Active 250-char remark

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

31. 2018-03-15
    listed $28,000 Active

    Show marketing remark (250 chars)

    Move in ready & well maintained home located near schools & shopping. Broome Park just around the corner. 2 B/R, 1 Bath; upstairs partially finished for possible 3rd B/R. Appliances include: stove, washer, dryer, freezer; no refrigerator.

32. 2009-10-20
    soldstatus $25,000
33. 2009-10-20
    soldstatus $25,000
34. 2009-09-11
    historical
35. 2008-10-05
    listed $31,000
36. 2008-10-05
    listed $31,000

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 ≥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: $10,847
• − Mortgage interest: −$1,680
• − Property taxes: −$1,399
• − Insurance: −$150
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$873
• Taxable income: $5,009
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $3,930/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

+29.0% since first listed

19 events — show timeline

• 2026-05-19 Listed $40,000 REALCOMP
• 2026-05-19 Listed $40,000 MiRealSource-MiMLS
• 2018-11-15 Sold (MLS) $19,500 MiRealSource-MiMLS
• 2018-11-15 Sold (MLS) $19,500 REALCOMP
• 2018-10-24 Pending — MiRealSource-MiMLS
• 2018-10-12 Relisted — MiRealSource-MiMLS
• 2018-10-01 Listing Removed — REALCOMP
• 2018-10-01 Listing Removed — MiRealSource-MiMLS
• 2018-09-18 Relisted — REALCOMP
• 2018-09-14 Listing Removed — REALCOMP
• 2018-06-16 Price Changed $24,000 MiRealSource-MiMLS
• 2018-06-16 Price Changed $24,000 REALCOMP
• 2018-03-15 Listed $28,000 MiRealSource-MiMLS
• 2018-03-15 Listed $28,000 REALCOMP
• 2009-10-20 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2009-10-20 Sold (MLS) $25,000 REALCOMP
• 2009-09-11 Listing Removed — MiRealSource-MiMLS
• 2008-10-05 Listed $31,000 MiRealSource-MiMLS
• 2008-10-05 Listed $31,000 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $1,399 · -1.7% YoY. Source: county tax records.