131 E Lakeview Ave · Flint, MI 48503

$69,999

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 21 Days on market

Built 1925 3,920 sqft lot Est $69k · 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.9/15.0
• 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

Very Nice & Cozy 3 bedrooms, 1 bath House on Lakeview Ave, A lot of updates in April 2026; New laminate flooring, new carpet, fresh paint, very nice painted kitchen cabinets with a modern look, new blinds, very dry & clean full unfinished basement, 2 big Storage sheds with power perfect for work, Fenced in yard, new light fixtures, central air conditioning and nice enclosed big porch 21x9, Convenience location, 0.8 mile away from Flint golf club, close to downtown flint, Burton and grand blanc.

Key facts

• 3,920 sq ft lot
• Built 1925
• Listed 21 days

Property features AI

Finance

• HOA & community: Homeowners association; Sidewalks in the community

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front porch; Fenced yard; Paved road access

Interior

• Kitchen: Oven; Range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas water heater; Oven; Range; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 9 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).

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 + 8.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,949 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.34% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $69,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Burroughs Ave	0.54mi	2/1.0	1,008 (+4%)	2mo	$47,500	$47	67
3218 Collingwood Pkwy	0.14mi	1/1.0 (-1)	836 (-14%)	1mo	$17,000	$20	64
727 Waldman Ave	0.64mi	3/1.0 (+1)	956 (-2%)	5mo	$79,600	$83	58
352 Buckingham Ave	0.51mi	3/1.0 (+1)	1,055 (+8%)	0mo	$98,500	$93	57
2314 S Grand Traverse St	0.59mi	2/1.5	922 (-5%)	7mo	$30,000	$33	56
2041 Warner Ave	0.74mi	3/1.0 (+1)	1,001 (+3%)	0mo	$24,000	$24	55
737 Campbell St	0.71mi	3/1.0 (+1)	947 (-3%)	4mo	$84,700	$89	54
601 Buckingham Ave	0.74mi	2/1.0	942 (-3%)	9mo	$45,000	$48	53
4526 Milton Dr	0.72mi	3/1.0 (+1)	929 (-4%)	2mo	$90,000	$97	52
511 Crawford St	0.56mi	3/1.0 (+1)	910 (-6%)	8mo	$97,000	$107	52
730 Freeman Ave	0.56mi	2/1.0	836 (-14%)	5mo	$27,000	$32	46
612 Alvord Ave	0.65mi	3/1.0 (+1)	1,082 (+11%)	4mo	$76,500	$71	42

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: 13.2%
• Equity multiple: 1.56×
• Total profit: $10,896
• Equity at exit: $10,437

10-year hold

• IRR: 25.6%
• Equity multiple: 3.77×
• Total profit: $54,285
• 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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $271

Break-even live

Break-even rent $593

Max offer price $69,999

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	0.64mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.86mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	20d	1	0.92mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.16mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.20mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	20d	1	1.22mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	20d	1	1.24mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	1.35mi
132 Pine Blf Flint, MI	3.0	2.0	960	$953	$0.99	43d	1	1.39mi

Listing history 6 events

1. 2026-06-01
   days on market $69,999 Active 21 DOM
2. 2026-05-31
   days on market $69,999 Active 20 DOM
3. 2026-05-30
   days on market $69,999 Active 19 DOM
4. 2026-05-11
   listed $69,999 Active

   Show marketing remark (511 chars)

   Very Nice & Cozy 3 bedrooms, 1 bath House on Lakeview Ave, A lot of updates in April 2026; New laminate flooring, new carpet, fresh paint, very nice painted kitchen cabinets with a modern look, new blinds, very dry & clean full unfinished basement, 2 big Storage sheds with power perfect for work, Fenced in yard, new light fixtures, central air conditioning and nice enclosed big porch 21x9, Convenience location, 0.8 mile away from Flint golf club, close to downtown flint, Burton and grand blanc.

5. 2026-05-11
   listed $69,999 Active 511-char remark

   Show marketing remark (511 chars)

   Very Nice & Cozy 3 bedrooms, 1 bath House on Lakeview Ave, A lot of updates in April 2026; New laminate flooring, new carpet, fresh paint, very nice painted kitchen cabinets with a modern look, new blinds, very dry & clean full unfinished basement, 2 big Storage sheds with power perfect for work, Fenced in yard, new light fixtures, central air conditioning and nice enclosed big porch 21x9, Convenience location, 0.8 mile away from Flint golf club, close to downtown flint, Burton and grand blanc.

6. 2026-05-08
   historical $69,999 511-char remark

   Show marketing remark (511 chars)

   Very Nice & Cozy 3 bedrooms, 1 bath House on Lakeview Ave, A lot of updates in April 2026; New laminate flooring, new carpet, fresh paint, very nice painted kitchen cabinets with a modern look, new blinds, very dry & clean full unfinished basement, 2 big Storage sheds with power perfect for work, Fenced in yard, new light fixtures, central air conditioning and nice enclosed big porch 21x9, Convenience location, 0.8 mile away from Flint golf club, close to downtown flint, Burton and grand blanc.

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$107/yr (+$9/mo · 12.4%)

ⓘ 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: $11,235
• − Mortgage interest: −$3,921
• − Property taxes: −$864
• − Insurance: −$350
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,036
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,713/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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listed $69,999 REALCOMP
• 2026-05-11 Listed $69,999 MiRealSource-MiMLS
• 2026-05-08 Coming Soon $69,999 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $864 · +1.5% YoY. Source: county tax records.