1425 Knight Ave · Flint, MI 48503

$53,500

3 bd · 1.0 ba · 951 sqft · SingleFamily public records · 15 Days on market

Built 1929 4,792 sqft lot Est $51k · at est.

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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 +5.6/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special, comps in the area are in the $80-100k+ price range. All Utilities work, home has good bones. Needs to be heavily cleaned and redone. Home is sold AS IS and Cash only. There is a piece of roof that is damaged from a tree that would need to be fixed for Conv lending if a buyer wants to do at their cost for lending MISSING STEP GOING TO BASEMENT at bottom of stairs. Agent owned

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Detached garage (2.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation; Asphalt roof; Built as residential single-family
• Exterior features: Awning(s); Balcony; Covered porch

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Free-standing electric range; Free-standing refrigerator; Unfinished basement with sump pump; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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.
• 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $370 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 28y 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 $4k; list at $54k implies a 1429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,697 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 2.13% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.83%
• DSCR: 2.77
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $51,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2729 Chicago Blvd	0.15mi	3/1.0	895 (-6%)	2mo	$88,000	$98	82
3205 Clairmont St	0.24mi	3/1.0	888 (-7%)	3mo	$42,000	$47	75
3018 Fielding St	0.37mi	3/1.0	993 (+4%)	1mo	$21,000	$21	75
1114 Clancy Ave	0.19mi	2/1.0 (-1)	1,009 (+6%)	3mo	$36,000	$36	73
2810 Gibson St	0.34mi	3/1.0	892 (-6%)	1mo	$15,500	$17	73
924 Hammond Ave	0.49mi	3/1.0	948 (-0%)	5mo	$51,000	$54	73
1205 Stocker Ave	0.23mi	3/1.5	1,024 (+8%)	5mo	$55,000	$54	70
3801 Augusta St	0.54mi	2/1.0 (-1)	949 (-0%)	3mo	$63,000	$66	67
2429 Brown St	0.46mi	2/1.0 (-1)	933 (-2%)	4mo	$8,500	$9	67
2621 Swayze St	0.28mi	2/1.0 (-1)	1,043 (+10%)	3mo	$76,950	$74	63
1115 Barney Ave	0.33mi	3/1.0	833 (-12%)	5mo	$43,500	$52	60
2210 Brown St	0.60mi	2/1.0 (-1)	816 (-14%)	1mo	$49,900	$61	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 2.94×
• Total profit: $29,064
• Equity at exit: $7,977

10-year hold

• IRR: 50.5%
• Equity multiple: 7.25×
• Total profit: $93,673
• Equity at exit: $4,626

Cash invested: $14,980 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$281
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $497

Break-even live

Break-even rent $511

Max offer price $53,500

Occupancy floor 51%

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.44mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.55mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.62mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	20d	1	0.65mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	20d	1	0.92mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	20d	1	1.47mi

Listing history 44 events

1. 2026-06-18
   remarks 431-char remark
2. 2026-06-18
   pricestatus $53,500 Active 15 DOM
3. 2026-06-13
   pricestatusdays on market $54,000 Pending 15 DOM
4. 2026-06-10
   days on market $54,500 Active 14 DOM
5. 2026-06-09
   days on market $54,500 Active 13 DOM
6. 2026-06-08
   days on market $54,500 Active 12 DOM
7. 2026-06-07
   pricedays on market $54,500 Active 11 DOM
8. 2026-06-05
   days on market $54,999 Active 8 DOM
9. 2026-06-03
   days on market $54,999 Active 7 DOM
10. 2026-06-03
    price $54,999 Active 6 DOM
11. 2026-06-02
    days on market $55,000 Active 6 DOM
12. 2026-06-01
    days on market $55,000 Active 5 DOM
13. 2026-05-31
    days on market $55,000 Active 4 DOM
14. 2026-05-30
    days on market $55,000 Active 3 DOM
15. 2026-05-28
    listed $55,000 Active
16. 2026-05-27
    listed $55,000 Active 395-char remark

    Show marketing remark (395 chars)

    Investor special, comps in the area are in the $80-100k+ price range. All Utilities work, home has good bones. Needs to be heavily cleaned and redone. Home is sold AS IS and Cash only. There is a piece of roof that is damaged from a tree that would need to be fixed for Conv lending if a buyer wants to do at their cost for lending MISSING STEP GOING TO BASEMENT at bottom of stairs. Agent owned

17. 2014-10-29
    soldstatus $3,500 359-char remark

    Show marketing remark (359 chars)

    Corunna/Miller/Ballenger area - Nice 3 bedroom home with hardwood floors, a full basement, 2 car garage, and more! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-152126 - FHA Insurability Code -UI. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

18. 2014-10-29
    soldstatus $3,500

    Show marketing remark (359 chars)

    Corunna/Miller/Ballenger area - Nice 3 bedroom home with hardwood floors, a full basement, 2 car garage, and more! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-152126 - FHA Insurability Code -UI. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

19. 2014-10-16
    historical
20. 2014-07-07
    listed $7,533 359-char remark

    Show marketing remark (359 chars)

    Corunna/Miller/Ballenger area - Nice 3 bedroom home with hardwood floors, a full basement, 2 car garage, and more! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-152126 - FHA Insurability Code -UI. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

21. 2014-07-07
    listed $7,533

    Show marketing remark (359 chars)

    Corunna/Miller/Ballenger area - Nice 3 bedroom home with hardwood floors, a full basement, 2 car garage, and more! Go to CitySideCorp.com for bidding info, links to inspection reports, and Lead Based Paint Notices. FHA # 262-152126 - FHA Insurability Code -UI. 203K - Subject to an Appraisal. New homes are added each day! A great opportunity for home buyers!

22. 2010-12-06
    historical
23. 2010-12-06
    historical
24. 2010-12-06
    historical
25. 2010-12-06
    historical
26. 2004-12-06
    historical
27. 2004-08-18
    listed $72,000
28. 2004-08-18
    listed $72,000
29. 2003-09-05
    listed $64,900
30. 2003-09-05
    listed $64,900
31. 2003-09-05
    historical
32. 2003-07-16
    listed $65,000
33. 2003-07-16
    historical
34. 2003-07-16
    listed $65,000
35. 2003-06-08
    historical
36. 2003-06-08
    historical
37. 2002-12-11
    listed $69,900
38. 2002-12-10
    listed $69,900
39. 2002-12-10
    listed $69,900
40. 1999-01-08
    soldstatus $51,800
41. 1999-01-08
    soldstatus $51,800
42. 1998-12-01
    historical
43. 1998-11-09
    listed $52,600
44. 1998-11-09
    listed $52,600

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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: $13,686
• − Mortgage interest: −$2,997
• − Property taxes: −$1,211
• − Insurance: −$268
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,556
• Taxable income: $5,464
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,655/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+4.6% since first listed

30 events — show timeline

• 2026-05-28 Listed $55,000 REALCOMP
• 2026-05-27 Listed $55,000 MiRealSource-MiMLS
• 2014-10-29 Sold (MLS) $3,500 MiRealSource-MiMLS
• 2014-10-29 Sold (MLS) $3,500 REALCOMP
• 2014-10-16 Listing Removed — MiRealSource-MiMLS
• 2014-07-07 Listed $7,533 MiRealSource-MiMLS
• 2014-07-07 Listed $7,533 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-12-06 Listing Removed — MiRealSource-MiMLS
• 2004-08-18 Listed $72,000 MiRealSource-MiMLS
• 2004-08-18 Listed $72,000 REALCOMP
• 2003-09-05 Listing Removed — MiRealSource-MiMLS
• 2003-09-05 Listed $64,900 MiRealSource-MiMLS
• 2003-09-05 Listed $64,900 REALCOMP
• 2003-07-16 Listed $65,000 MiRealSource-MiMLS
• 2003-07-16 Listing Removed — MiRealSource-MiMLS
• 2003-07-16 Listed $65,000 REALCOMP
• 2003-06-08 Listing Removed — MiRealSource-MiMLS
• 2003-06-08 Listing Removed — REALCOMP
• 2002-12-11 Listed $69,900 REALCOMP
• 2002-12-10 Listed $69,900 MiRealSource-MiMLS
• 2002-12-10 Listed $69,900 REALCOMP
• 1999-01-08 Sold (MLS) $51,800 REALCOMP
• 1999-01-08 Sold (MLS) $51,800 MiRealSource-MiMLS
• 1998-12-01 Listing Removed — MiRealSource-MiMLS
• 1998-11-09 Listed $52,600 REALCOMP
• 1998-11-09 Listed $52,600 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $1,211 · +1.7% YoY. Source: county tax records.