3918 Whitney Ave · Flint, MI 48532

$59,900

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 7 Days on market

Built 1952 0.29 ac lot Est $44k · 37% over

---

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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Well-Maintained Ranch with Endless Potential! Welcome home to this well-maintained 2-bedroom ranch featuring an inviting open floor plan that creates a spacious and comfortable living environment. The main bedroom offers a sliding glass door leading directly to the backyard, providing easy access to your outdoor retreat. Relax and unwind on the covered front porch, complete with a swing, perfect for enjoying your morning coffee or evening sunsets. The huge yard offers plenty of room for entertaining, gardening, or simply enjoying the outdoors. An oversized garage with a carport/lean-to provides ample space for vehicles, hobbies, storage, or a workshop. With central air and

Key facts

• Covered front porch
• Huge yard
• Open floor plan

Tags

• OPEN FLOOR PLAN
• SLIDING GLASS DOOR
• COVERED FRONT PORCH
• HUGE YARD
• OVERSIZED GARAGE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Carport; Detached garage with garage door opener; Approximately 1.5 garage parking spaces
• Utilities: Public water; Public sewer (standard municipal service implied); Electric service (standard power implied)
• Home design: Residential 1-story home; Built in 1952; Entry-level main living
• Construction: Crawl-space foundation
• Exterior features: Aluminum exterior; Deck; Fenced yard; Porch; Paved street frontage

Interior

• Kitchen: Entry-level kitchen (approx. 10 x 10); Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Two bedrooms located on the entry level (approx. 15 x 20 and 10 x 10)
• Bathrooms: One full bathroom on the entry level
• Heating & cooling: Forced air heating; Natural gas heating fuel; Central A/C; Ceiling fan(s); Gas water heater
• Interior features: 6 total rooms; Entry-level living areas
• Laundry & utility: Entry-level laundry room (approx. 8 x 8); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.0% 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: 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1952 — 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: 1.85% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.26%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $43,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3522 Whitney Ave	0.22mi	3/1.5 (+1)	1,100 (+0%)	8mo	$41,500	$38	76
3722 Larchmont St	0.25mi	3/1.0 (+1)	1,128 (+3%)	4mo	$47,000	$42	75
3801 Augusta St	0.12mi	2/1.0	949 (-13%)	3mo	$63,000	$66	70
874 Tacken St	0.51mi	3/1.0 (+1)	1,126 (+3%)	3mo	$30,000	$27	64
1205 Stocker Ave	0.43mi	3/1.5 (+1)	1,024 (-6%)	5mo	$55,000	$54	58
3926 W Court St	0.49mi	3/1.0 (+1)	1,150 (+5%)	7mo	$30,000	$26	57
1114 Clancy Ave	0.63mi	2/1.0	1,009 (-8%)	3mo	$36,000	$36	55
1010 Hughes Ave	0.55mi	2/1.0	996 (-9%)	6mo	$50,000	$50	54
3018 Fielding St	0.55mi	3/1.0 (+1)	993 (-9%)	1mo	$21,000	$21	53
1600 Houran St	0.34mi	3/1.0 (+1)	941 (-14%)	7mo	$85,000	$90	50
1202 Hughes Ave	0.51mi	2/1.0	950 (-13%)	6mo	$20,000	$21	50
1202 Knapp Ave	0.46mi	3/1.0 (+1)	1,255 (+15%)	3mo	$49,900	$40	46

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $18,152
• Equity at exit: $8,931

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $51,767
• Equity at exit: $5,179

Cash invested: $16,772 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$314
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $437

Break-even live

Break-even rent $555

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $471	-5% $454	+0% $437	+5% $420	+10% $403
Rent	-10% $349	-5% $393	+0% $437	+5% $481	+10% $524
Rate	-1.0pp $467	-0.5pp $452	base $437	+0.5pp $421	+1.0pp $406

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.12mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.14mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.25mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.58mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	0.61mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.75mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.81mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	1.03mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.38mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.47mi

Listing history 8 events

1. 2026-06-21
   pricedays on market $59,900 Active 7 DOM
2. 2026-06-18
   days on market $64,900 Active 4 DOM
3. 2026-06-17
   days on market $64,900 Active 3 DOM
4. 2026-06-16
   days on market $64,900 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $64,900 Active 1 DOM
6. 2026-06-15
   days on market $64,900 Active 2 DOM
7. 2026-06-14
   remarks 695-char remark
8. 2026-06-14
   listed $64,900 Active 1 DOM

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/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: $13,300
• − Mortgage interest: −$3,355
• − Property taxes: −$1,195
• − Insurance: −$300
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,743
• Taxable income: $4,579
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,144/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
• City population: 93,814
• Population (ZIP): 19,750

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 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: ▼ -82.08%
• Current HPI: 202.407
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-13 Listed $64,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $1,195 · +1.7% YoY. Source: county tax records.