701 Alvord Ave · Flint, MI 48507

$70,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 30 Days on market

Built 1944 5,227 sqft lot Est $70k · 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 +7.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great starter home or investment property located in a quiet neighborhood, not far from highways for a quick commute and only minutes from Hill Rd and Miller Rd to do your shopping. The home has brand new gutters and drain system outside. Inside, it has a brand new furnace installed 2-21-24, also has fresh carpets in livingroom and bedroom areas and vinyl flooring in the large kitchen. The bathroom has a tiled shower, and flooring with a new vanity. There are two bedrooms on the main floor and one more upstairs in the large loft. This home also featurs a full basment. The yard is mostly fenced in and does not need much to fully enclose it. Call today for you private showing.

Key facts

• 5,227 sq ft lot
• Built 1944
• Listed 30 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Deck; Front porch; Front yard fencing; Corner lot; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No air conditioning
• Interior features: Gas water heater; Range hood; Unfinished full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (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: Rents soft (-1.0%/yr); 206 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 $484 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 + 0.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y 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 $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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: 1.54% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $70,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4602 Camden Ave	0.23mi	2/2.0 (-1)	1,456 (+3%)	1mo	$31,000	$21	74
825 Pettibone Ave	0.35mi	2/1.5 (-1)	1,401 (-1%)	8mo	$70,000	$50	69
652 Huron St	0.08mi	3/2.0	1,245 (-12%)	7mo	$116,000	$93	67
1193 Carman St	0.53mi	3/2.0	1,452 (+3%)	8mo	$154,900	$107	59
515 Leland St	0.25mi	3/1.0	1,209 (-14%)	8mo	$93,000	$77	58
718 Neubert Ave	0.47mi	3/1.5	1,326 (-6%)	14mo	$80,000	$60	55
1212 Crawford St	0.54mi	3/1.5	1,281 (-9%)	5mo	$50,000	$39	54
1109 Pettibone Ave	0.54mi	2/1.5 (-1)	1,475 (+5%)	13mo	$58,000	$39	49
1465 Norton St	0.67mi	3/1.5	1,260 (-11%)	5mo	$119,999	$95	45
218 E Livingston Dr	0.74mi	4/1.0 (+1)	1,278 (-9%)	0mo	$30,000	$23	44
1427 Blackberry Ln	0.67mi	2/1.0 (-1)	1,310 (-7%)	10mo	$62,900	$48	43
1033 Simcoe Ave	0.71mi	4/2.5 (+1)	1,597 (+13%)	10mo	$60,000	$38	26

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $5,783
• Equity at exit: $10,437

10-year hold

• IRR: 14.2%
• Equity multiple: 1.97×
• Total profit: $19,078
• Equity at exit: $6,052

Cash invested: $19,600 (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: 206
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$367
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $318

Break-even live

Break-even rent $676

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.36mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	43d	1	0.92mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.04mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	13d	1	1.19mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.28mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	1.38mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	13d	1	1.41mi
4070 Greenbriar Blvd Burton, MI	3.0–4.0	2.0	1512	$1,399	$0.93	13d	1	1.46mi

Listing history 50 events

1. 2026-06-16
   status $70,000 Pending 30 DOM
2. 2026-06-16
   days on market $70,000 Active 30 DOM
3. 2026-06-15
   days on market $70,000 Active 29 DOM
4. 2026-06-14
   days on market $70,000 Active 27 DOM
5. 2026-06-13
   days on market $70,000 Active 26 DOM
6. 2026-06-10
   days on market $70,000 Active 24 DOM
7. 2026-06-09
   days on market $70,000 Active 23 DOM
8. 2026-06-08
   days on market $70,000 Active 22 DOM
9. 2026-06-07
   days on market $70,000 Active 21 DOM
10. 2026-06-05
    days on market $70,000 Active 18 DOM
11. 2026-06-03
    days on market $70,000 Active 17 DOM
12. 2026-06-02
    days on market $70,000 Active 16 DOM
13. 2026-06-01
    days on market $70,000 Active 15 DOM
14. 2026-05-31
    days on market $70,000 Active 14 DOM
15. 2026-05-30
    days on market $70,000 Active 13 DOM
16. 2026-05-18
    listed $70,000 Active 693-char remark

    Show marketing remark (693 chars)

    This is a great starter home or investment property located in a quiet neighborhood, not far from highways for a quick commute and only minutes from Hill Rd and Miller Rd to do your shopping. The home has brand new gutters and drain system outside. Inside, it has a brand new furnace installed 2-21-24, also has fresh carpets in livingroom and bedroom areas and vinyl flooring in the large kitchen. The bathroom has a tiled shower, and flooring with a new vanity. There are two bedrooms on the main floor and one more upstairs in the large loft. This home also featurs a full basment. The yard is mostly fenced in and does not need much to fully enclose it. Call today for you private showing.

17. 2026-05-18
    listed $70,000 Active

    Show marketing remark (693 chars)

    This is a great starter home or investment property located in a quiet neighborhood, not far from highways for a quick commute and only minutes from Hill Rd and Miller Rd to do your shopping. The home has brand new gutters and drain system outside. Inside, it has a brand new furnace installed 2-21-24, also has fresh carpets in livingroom and bedroom areas and vinyl flooring in the large kitchen. The bathroom has a tiled shower, and flooring with a new vanity. There are two bedrooms on the main floor and one more upstairs in the large loft. This home also featurs a full basment. The yard is mostly fenced in and does not need much to fully enclose it. Call today for you private showing.

18. 2026-05-17
    historical $70,000 693-char remark

    Show marketing remark (693 chars)

    This is a great starter home or investment property located in a quiet neighborhood, not far from highways for a quick commute and only minutes from Hill Rd and Miller Rd to do your shopping. The home has brand new gutters and drain system outside. Inside, it has a brand new furnace installed 2-21-24, also has fresh carpets in livingroom and bedroom areas and vinyl flooring in the large kitchen. The bathroom has a tiled shower, and flooring with a new vanity. There are two bedrooms on the main floor and one more upstairs in the large loft. This home also featurs a full basment. The yard is mostly fenced in and does not need much to fully enclose it. Call today for you private showing.

19. 2024-04-02
    historical
20. 2024-04-02
    historical
21. 2024-03-25
    status Active
22. 2024-03-25
    status Active
23. 2024-03-20
    status Pending
24. 2024-03-20
    status Pending
25. 2024-02-25
    price $78,000
26. 2024-02-24
    price $78,000
27. 2024-02-24
    price $80,000
28. 2024-01-09
    status Active
29. 2024-01-09
    status Active
30. 2023-12-29
    historical Accepting Backup Offers
31. 2023-12-29
    historical Accepting Backup Offers
32. 2023-12-13
    listed $73,000 Active
33. 2023-12-13
    listed $73,000 Active
34. 2021-08-20
    soldstatus $55,000
35. 2021-08-09
    soldstatus $55,000 Sold
36. 2021-08-09
    soldstatus $55,000 Closed
37. 2021-07-01
    status Pending
38. 2021-07-01
    status Pending
39. 2021-06-26
    listed $54,900 Active
40. 2021-06-23
    listed $54,900 Active
41. 2013-04-25
    soldstatus $13,000
42. 2013-04-25
    soldstatus $13,000
43. 2013-03-04
    historical
44. 2012-08-07
    listed $13,000
45. 2012-08-07
    listed $13,000
46. 2005-05-13
    soldstatus $63,000
47. 2005-04-28
    soldstatus $63,000
48. 2005-04-28
    soldstatus $63,000
49. 2005-03-30
    historical
50. 2005-02-25
    listed $62,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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: $12,935
• − Mortgage interest: −$3,921
• − Property taxes: −$1,651
• − Insurance: −$350
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,036
• Taxable income: $2,907
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,115/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

+12.9% since first listed

36 events — show timeline

• 2026-05-18 Listed $70,000 MiRealSource-MiMLS
• 2026-05-18 Listed $70,000 REALCOMP
• 2026-05-17 Coming Soon $70,000 MiRealSource-MiMLS
• 2024-04-02 Listing Removed — MiRealSource-MiMLS
• 2024-04-02 Listing Removed — REALCOMP
• 2024-03-25 Relisted — MiRealSource-MiMLS
• 2024-03-25 Relisted — REALCOMP
• 2024-03-20 Pending — MiRealSource-MiMLS
• 2024-03-20 Pending — REALCOMP
• 2024-02-25 Price Changed $78,000 MiRealSource-MiMLS
• 2024-02-24 Price Changed $78,000 REALCOMP
• 2024-02-24 Price Changed $80,000 REALCOMP
• 2024-01-09 Relisted — MiRealSource-MiMLS
• 2024-01-09 Relisted — REALCOMP
• 2023-12-29 Contingent — MiRealSource-MiMLS
• 2023-12-29 Contingent — REALCOMP
• 2023-12-13 Listed $73,000 MiRealSource-MiMLS
• 2023-12-13 Listed $73,000 REALCOMP
• 2021-08-20 Sold (Public Records) $55,000 Public Records
• 2021-08-09 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2021-08-09 Sold (MLS) $55,000 REALCOMP
• 2021-07-01 Pending — MiRealSource-MiMLS
• 2021-07-01 Pending — REALCOMP
• 2021-06-26 Listed $54,900 REALCOMP
• 2021-06-23 Listed $54,900 MiRealSource-MiMLS
• 2013-04-25 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2013-04-25 Sold (MLS) $13,000 REALCOMP
• 2013-03-04 Listing Removed — MiRealSource-MiMLS
• 2012-08-07 Listed $13,000 MiRealSource-MiMLS
• 2012-08-07 Listed $13,000 REALCOMP
• 2005-05-13 Sold (Public Records) $63,000 Public Records
• 2005-04-28 Sold (MLS) $63,000 REALCOMP
• 2005-04-28 Sold (MLS) $63,000 MiRealSource-MiMLS
• 2005-03-30 Listing Removed — MiRealSource-MiMLS
• 2005-02-25 Listed $62,000 REALCOMP
• 2005-02-25 Listed $62,000 MiRealSource-MiMLS

Property tax history

+4.6%/yr

Latest (2025): $1,651 · +1.9% YoY. Source: county tax records.