1329 Lincoln Ave · Flint, MI 48507

$80,000

4 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 44 Days on market

Built 1950 3,920 sqft lot Est $81k · 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +8.2/15.0
• 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

Great Opportunity in Flint with Renovation Potential Welcome to this property located in Flint, offering a unique opportunity for buyers looking to renovate and customize a home to their preferences. This property requires updates and repairs and is being sold as-is. With the right improvements, it has strong potential to become a comfortable residence or long-term investment. Conveniently situated near Burton and Grand Blanc, the location provides access to nearby shopping, dining, schools, and major roadways. Bring your vision and make this property your own.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Listed by Michigan Elite Realty

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 40 x 100 (0.09 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $553 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 23y ago; this cycle's ask is 302% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $81,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Lincoln Ave Ave	0.07mi	3/2.0 (-1)	1,432 (+0%)	10mo	$83,740	$58	79
3507 Briarwood Dr	0.26mi	3/1.5 (-1)	1,400 (-2%)	4mo	$119,000	$85	74
1920 Crestbrook Ln	0.37mi	4/1.5	1,495 (+5%)	8mo	$85,000	$57	66
4302 Huckleberry Ln	0.50mi	3/1.0 (-1)	1,366 (-4%)	2mo	$32,500	$24	63
1212 Crawford St	0.30mi	3/1.5 (-1)	1,281 (-10%)	5mo	$50,000	$39	58
1902 Rockcreek Ln	0.70mi	3/1.5 (-1)	1,400 (-2%)	1mo	$111,000	$79	56
1033 Simcoe Ave	0.31mi	4/2.5	1,597 (+12%)	10mo	$60,000	$38	51
1809 Crestbrook Ln	0.39mi	3/1.5 (-1)	1,240 (-13%)	5mo	$100,000	$81	49
4518 Huckleberry Ln	0.62mi	3/1.5 (-1)	1,319 (-8%)	6mo	$69,090	$52	47
1902 Windsor Ln	0.65mi	3/2.0 (-1)	1,586 (+11%)	0mo	$135,000	$85	42
1621 Greenbrook Ln	0.55mi	3/1.5 (-1)	1,631 (+14%)	8mo	$87,549	$54	36
627 Campbell St	0.73mi	3/1.5 (-1)	1,623 (+14%)	5mo	$85,000	$52	32

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $2,749
• Equity at exit: $11,928

10-year hold

• IRR: 9.7%
• Equity multiple: 1.65×
• Total profit: $14,502
• Equity at exit: $6,917

Cash invested: $22,400 (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: 206
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $296

Break-even live

Break-even rent $708

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.39mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	13d	1	0.48mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	21d	1	1.37mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	21d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $80,000 Active 44 DOM
2. 2026-06-17
   days on market $80,000 Active 43 DOM
3. 2026-06-16
   days on market $80,000 Active 42 DOM
4. 2026-06-15
   days on market $80,000 Active 41 DOM
5. 2026-06-14
   days on market $80,000 Active 39 DOM
6. 2026-06-13
   days on market $80,000 Active 38 DOM
7. 2026-06-10
   days on market $80,000 Active 36 DOM
8. 2026-06-09
   days on market $80,000 Active 35 DOM
9. 2026-06-08
   days on market $80,000 Active 34 DOM
10. 2026-06-07
    days on market $80,000 Active 33 DOM
11. 2026-06-05
    days on market $80,000 Active 30 DOM
12. 2026-06-03
    days on market $80,000 Active 29 DOM
13. 2026-06-02
    days on market $80,000 Active 28 DOM
14. 2026-06-01
    days on market $80,000 Active 27 DOM
15. 2026-05-31
    days on market $80,000 Active 26 DOM
16. 2026-05-30
    days on market $80,000 Active 25 DOM
17. 2026-05-06
    price $80,000 567-char remark

    Show marketing remark (567 chars)

    Great Opportunity in Flint with Renovation Potential Welcome to this property located in Flint, offering a unique opportunity for buyers looking to renovate and customize a home to their preferences. This property requires updates and repairs and is being sold as-is. With the right improvements, it has strong potential to become a comfortable residence or long-term investment. Conveniently situated near Burton and Grand Blanc, the location provides access to nearby shopping, dining, schools, and major roadways. Bring your vision and make this property your own.

18. 2026-05-05
    price $80,000
19. 2026-04-28
    listed $19,900 Active 567-char remark

    Show marketing remark (567 chars)

    Great Opportunity in Flint with Renovation Potential Welcome to this property located in Flint, offering a unique opportunity for buyers looking to renovate and customize a home to their preferences. This property requires updates and repairs and is being sold as-is. With the right improvements, it has strong potential to become a comfortable residence or long-term investment. Conveniently situated near Burton and Grand Blanc, the location provides access to nearby shopping, dining, schools, and major roadways. Bring your vision and make this property your own.

20. 2026-04-28
    listed $19,900 Active

    Show marketing remark (567 chars)

    Great Opportunity in Flint with Renovation Potential Welcome to this property located in Flint, offering a unique opportunity for buyers looking to renovate and customize a home to their preferences. This property requires updates and repairs and is being sold as-is. With the right improvements, it has strong potential to become a comfortable residence or long-term investment. Conveniently situated near Burton and Grand Blanc, the location provides access to nearby shopping, dining, schools, and major roadways. Bring your vision and make this property your own.

21. 2021-03-24
    soldstatus $25,000 Sold 158-char remark

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

22. 2021-03-24
    soldstatus $25,000 Closed

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

23. 2021-03-09
    status Pending

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

24. 2021-03-09
    status Pending 158-char remark

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

25. 2021-03-06
    listed $28,000 Active 158-char remark

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

26. 2021-03-06
    listed $28,000 Active

    Show marketing remark (158 chars)

    Four Bedroom Home with a lot of potential - could use your finishing touches! Great investment opportunity! Two car detached 20 x 20 garage on a corner lot.

27. 2019-02-12
    historical
28. 2019-02-11
    historical
29. 2019-02-11
    historical
30. 2019-01-08
    historical
31. 2019-01-02
    status Active
32. 2019-01-02
    status Active
33. 2019-01-01
    historical
34. 2018-12-12
    historical
35. 2018-11-29
    status Active
36. 2018-11-27
    historical
37. 2018-11-27
    historical
38. 2018-11-02
    listed $34,900 Active
39. 2018-11-02
    listed $34,900 Active
40. 2018-10-31
    historical
41. 2018-10-24
    listed $34,900 Active
42. 2018-10-24
    listed $34,900 Active
43. 2018-10-16
    listed $34,900 Active
44. 2018-10-16
    listed $34,900 Active
45. 2010-03-24
    soldstatus $20,000
46. 2010-02-04
    soldstatus $20,000
47. 2010-02-04
    soldstatus $20,000
48. 2009-10-05
    historical
49. 2009-09-02
    historical
50. 2009-06-25
    listed $17,500

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/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: $12,999
• − Mortgage interest: −$4,481
• − Property taxes: −$1,280
• − Insurance: −$400
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,327
• Taxable income: $2,430
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $2,971/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

+11.1% since first listed

42 events — show timeline

• 2026-05-06 Price Changed $80,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $80,000 REALCOMP
• 2026-04-28 Listed $19,900 REALCOMP
• 2026-04-28 Listed $19,900 MiRealSource-MiMLS
• 2021-03-24 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2021-03-24 Sold (MLS) $25,000 REALCOMP
• 2021-03-09 Pending — MiRealSource-MiMLS
• 2021-03-09 Pending — REALCOMP
• 2021-03-06 Listed $28,000 MiRealSource-MiMLS
• 2021-03-06 Listed $28,000 REALCOMP
• 2019-02-12 Listing Removed — MiRealSource-MiMLS
• 2019-02-11 Listing Removed — REALCOMP
• 2019-02-11 Listing Removed — MiRealSource-MiMLS
• 2019-01-08 Listing Removed — REALCOMP
• 2019-01-02 Relisted — MiRealSource-MiMLS
• 2019-01-02 Relisted — REALCOMP
• 2019-01-01 Listing Removed — MiRealSource-MiMLS
• 2018-12-12 Listing Removed — REALCOMP
• 2018-11-29 Relisted — REALCOMP
• 2018-11-27 Listing Removed — REALCOMP
• 2018-11-27 Listing Removed — MiRealSource-MiMLS
• 2018-11-02 Listed $34,900 MiRealSource-MiMLS
• 2018-11-02 Listed $34,900 REALCOMP
• 2018-10-31 Listing Removed — REALCOMP
• 2018-10-24 Listed $34,900 MiRealSource-MiMLS
• 2018-10-24 Listed $34,900 REALCOMP
• 2018-10-16 Listed $34,900 MiRealSource-MiMLS
• 2018-10-16 Listed $34,900 REALCOMP
• 2010-03-24 Sold (Public Records) $20,000 Public Records
• 2010-02-04 Sold (MLS) $20,000 REALCOMP
• 2010-02-04 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2009-10-05 Listing Removed — MiRealSource-MiMLS
• 2009-09-02 Listing Removed — REALCOMP
• 2009-06-25 Listed $35,000 REALCOMP
• 2009-06-25 Listed $17,500 REALCOMP
• 2009-06-25 Listed $17,500 MiRealSource-MiMLS
• 2004-04-26 Sold (Public Records) $79,400 Public Records
• 2004-04-16 Sold (MLS) $79,400 MiRealSource-MiMLS
• 2004-04-16 Sold (MLS) $79,400 REALCOMP
• 2004-02-27 Listing Removed — MiRealSource-MiMLS
• 2003-12-23 Listed $72,000 MiRealSource-MiMLS
• 2003-12-23 Listed $72,000 REALCOMP

Property tax history

+1.5%/yr

Latest (2025): $1,280 · +1.7% YoY. Source: county tax records.