1714 Levern St · Flint, MI 48506

$23,999

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 35 Days on market

Built 1928 4,792 sqft lot ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 special with tremendous upside and strong value-add potential. This spacious property offers an excellent opportunity for investors, flippers, and savvy buyers seeking a high-ARV project in an established neighborhood with solid comparable sales and continued investment activity. With the right renovation, this home has the potential to be transformed into a highly desirable residence or a strong cash-flowing rental asset. The property features a functional layout and substantial square footage, providing a solid foundation for a full renovation. Ideal for a fix-and-flip strategy, buy-and-hold investment, or owner-occupant looking to build significant equity. Located in a well-established area near schools, shopping, restaurants, parks, and major transportation routes, making it attractive to both future homeowners and tenants. Opportunities with this level of upside are becoming increasingly difficult to find. Whether you are looking to expand your rental portfolio or capitalize on resale profits, this property offers the potential for substantial returns. Property is being sold as-is. 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

• Near schools
• Near shopping
• Near restaurants

Tags

• SUBSTANTIAL SQUARE FOOTAGE
• FUNCTIONAL LAYOUT
• WELL-ESTABLISHED AREA
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions roughly 40 x 117 (approximately 0.11 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,279 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1928 — 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: 4.02% ✓
• Cap rate: 34.48%
• Cash-on-cash: 100.68%
• DSCR: 5.48
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $61,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Kentucky Ave	0.46mi	3/1.0	1,038 (-0%)	10mo	$24,000	$23	70
2605 Nebraska Ave	0.33mi	3/1.0	1,125 (+8%)	2mo	$90,000	$80	69
301 Chandler St	0.58mi	3/1.0	1,008 (-3%)	0mo	$127,000	$126	67
420 S Lynch St	0.66mi	2/1.0 (-1)	1,080 (+4%)	2mo	$69,900	$65	56
2433 Missouri Ave	0.22mi	4/2.0 (+1)	1,164 (+12%)	7mo	$54,000	$46	55
1702 Nebraska Ave	0.58mi	2/1.0 (-1)	998 (-4%)	10mo	$28,000	$28	53
3315 Bennett Ave	0.75mi	2/1.0 (-1)	1,038 (-0%)	10mo	$28,000	$27	51
2301 Kansas Ave	0.39mi	3/1.0	900 (-14%)	10mo	$4,900	$5	51
2616 Maryland Ave	0.56mi	4/1.0 (+1)	1,184 (+14%)	0mo	$70,000	$59	46
3220 Woodrow Ave	0.68mi	3/1.0	910 (-12%)	5mo	$71,000	$78	43
1220 Minnesota Ave	0.53mi	2/1.0 (-1)	884 (-15%)	7mo	$26,500	$30	40
306 Lafayette St	0.66mi	2/1.0 (-1)	900 (-14%)	9mo	$100,000	$111	35

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: 5.77×
• Total profit: $32,055
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 12.06×
• Total profit: $74,293
• Equity at exit: $2,075

Cash invested: $6,720 (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: 2.1×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$126
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $564

Break-even live

Break-even rent $252

Max offer price $23,999

Occupancy floor 37%

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	0.15mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.62mi
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.63mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	0.71mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	13d	1	0.71mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	1.16mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.35mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	1.35mi

Listing history 27 events

1. 2026-06-18
   days on market $23,999 Active 35 DOM
2. 2026-06-17
   days on market $23,999 Active 34 DOM
3. 2026-06-16
   days on market $23,999 Active 33 DOM
4. 2026-06-15
   days on market $23,999 Active 32 DOM
5. 2026-06-14
   days on market $23,999 Active 30 DOM
6. 2026-06-13
   days on market $23,999 Active 29 DOM
7. 2026-06-10
   days on market $23,999 Active 27 DOM
8. 2026-06-09
   days on market $23,999 Active 26 DOM
9. 2026-06-08
   days on market $23,999 Active 25 DOM
10. 2026-06-07
    pricedays on market $23,999 Active 24 DOM
11. 2026-06-05
    days on market $24,999 Active 21 DOM
12. 2026-06-03
    days on market $24,999 Active 20 DOM
13. 2026-06-02
    days on market $24,999 Active 19 DOM
14. 2026-06-01
    days on market $24,999 Active 18 DOM
15. 2026-05-31
    days on market $24,999 Active 17 DOM
16. 2026-05-30
    days on market $24,999 Active 16 DOM
17. 2026-05-14
    listed $28,000 Active

    Show marketing remark (1260 chars)

    Investor special with tremendous upside and strong value-add potential. This spacious property offers an excellent opportunity for investors, flippers, and savvy buyers seeking a high-ARV project in an established neighborhood with solid comparable sales and continued investment activity. With the right renovation, this home has the potential to be transformed into a highly desirable residence or a strong cash-flowing rental asset. The property features a functional layout and substantial square footage, providing a solid foundation for a full renovation. Ideal for a fix-and-flip strategy, buy-and-hold investment, or owner-occupant looking to build significant equity. Located in a well-established area near schools, shopping, restaurants, parks, and major transportation routes, making it attractive to both future homeowners and tenants. Opportunities with this level of upside are becoming increasingly difficult to find. Whether you are looking to expand your rental portfolio or capitalize on resale profits, this property offers the potential for substantial returns. Property is being sold as-is. 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. 2026-05-14
    listed $28,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    Investor special with tremendous upside and strong value-add potential. This spacious property offers an excellent opportunity for investors, flippers, and savvy buyers seeking a high-ARV project in an established neighborhood with solid comparable sales and continued investment activity. With the right renovation, this home has the potential to be transformed into a highly desirable residence or a strong cash-flowing rental asset. The property features a functional layout and substantial square footage, providing a solid foundation for a full renovation. Ideal for a fix-and-flip strategy, buy-and-hold investment, or owner-occupant looking to build significant equity. Located in a well-established area near schools, shopping, restaurants, parks, and major transportation routes, making it attractive to both future homeowners and tenants. Opportunities with this level of upside are becoming increasingly difficult to find. Whether you are looking to expand your rental portfolio or capitalize on resale profits, this property offers the potential for substantial returns. Property is being sold as-is. 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. 2023-10-27
    historical
20. 2023-10-27
    historical
21. 2023-10-26
    price $28,900
22. 2023-10-26
    price $28,900
23. 2023-06-19
    price $29,900
24. 2023-06-19
    price $29,900
25. 2023-04-28
    listed $30,000 Active
26. 2023-04-27
    listed $30,000 Active
27. 2000-12-05
    soldstatus $40,000

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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: $11,583
• − Mortgage interest: −$1,344
• − Property taxes: −$755
• − Insurance: −$120
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$698
• Taxable income: $6,813
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $5,131/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

-30.0% since first listed

11 events — show timeline

• 2026-05-14 Listed $28,000 MiRealSource-MiMLS
• 2026-05-14 Listed $28,000 REALCOMP
• 2023-10-27 Listing Removed — MiRealSource-MiMLS
• 2023-10-27 Listing Removed — REALCOMP
• 2023-10-26 Price Changed $28,900 MiRealSource-MiMLS
• 2023-10-26 Price Changed $28,900 REALCOMP
• 2023-06-19 Price Changed $29,900 MiRealSource-MiMLS
• 2023-06-19 Price Changed $29,900 REALCOMP
• 2023-04-28 Listed $30,000 REALCOMP
• 2023-04-27 Listed $30,000 MiRealSource-MiMLS
• 2000-12-05 Sold (Public Records) $40,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $755 · +1.4% YoY. Source: county tax records.