3302 Van Buren Ave · Flint, MI 48503

$24,999

2 bd · 1.0 ba · 898 sqft · SingleFamily public records · 156 Days on market

Built 1940 8,276 sqft lot Est $48k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 ALERT: Opportunity for investors or rehab buyers seeking a value-add project in a well-established Flint neighborhood. This frame home is in need of substantial rehabilitation and is being sold strictly as-is. Property requires repairs and updates throughout, making it suitable for a full renovation, repositioning, or long-term rental strategy once improvements are completed. The home offers a practical floor plan with all primary living areas located on the main level, providing flexibility for redesign during the rehab process. Situated on a standard city lot with street frontage and access to municipal utilities. Conveniently located near major thoroughfares with easy access to downtown Flint, public transportation routes, schools, shopping, and employment centers. Close proximity to local services, parks, and neighborhood amenities enhances future rental or resale potential. Area supports strong demand for renovated housing. Buyer to verify all information including measurements, condition, utilities, zoning, and intended use. Pricing reflects current condition and scope of work required.

Key facts

• Standard city lot
• Practical floor plan
• Main level

Tags

• PRACTICAL FLOOR PLAN
• MAIN LEVEL
• STANDARD CITY LOT
• STREET FRONTAGE
• MUNICIPAL UTILITIES
• PUBLIC TRANSPORTATION ROUTES

Property features AI

Finance

• Other: Residential property in the BEECHER HEIGHTS subdivision; Directions: Van Buren and Mann Ave

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road frontage; Lot dimensions approximately 75.87 x 84 feet; Lot size about 0.19 acres

Interior

• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling system
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.1% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: Rents rising fast (+12.3%/yr); 136 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.12% ✓
• Cap rate: 37.05%
• Cash-on-cash: 109.86%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $48,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Gibson St	0.40mi	3/1.0 (+1)	892 (-1%)	1mo	$15,500	$17	74
3705 Gratiot Ave	0.18mi	2/1.0	820 (-9%)	5mo	$74,200	$90	73
924 Hammond Ave	0.38mi	3/1.0 (+1)	948 (+6%)	5mo	$51,000	$54	64
1202 Hughes Ave	0.50mi	2/1.0	950 (+6%)	6mo	$20,000	$21	62
3801 Augusta St	0.56mi	2/1.0	949 (+6%)	3mo	$63,000	$66	62
3018 Fielding St	0.32mi	3/1.0 (+1)	993 (+11%)	1mo	$21,000	$21	62
1115 Barney Ave	0.45mi	3/1.0 (+1)	833 (-7%)	5mo	$43,500	$52	58
1114 Clancy Ave	0.52mi	2/1.0	1,009 (+12%)	3mo	$36,000	$36	53
1326 Hughes Ave	0.60mi	2/1.0	814 (-9%)	6mo	$70,900	$87	52
2448 Thomas St	0.66mi	3/1.0 (+1)	956 (+6%)	5mo	$107,000	$112	49
2641 Brown St	0.65mi	2/1.0	783 (-13%)	2mo	$36,500	$47	47
1205 Stocker Ave	0.49mi	3/1.5 (+1)	1,024 (+14%)	6mo	$55,000	$54	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: —
• Equity multiple: 7.03×
• Total profit: $42,221
• Equity at exit: $3,727

10-year hold

• IRR: —
• Equity multiple: 17.31×
• Total profit: $114,153
• Equity at exit: $2,161

Cash invested: $7,000 (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: 136
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $641

Break-even live

Break-even rent $219

Max offer price $24,999

Occupancy floor 33%

Sensitivity live

Price	-10% $658	-5% $649	+0% $641	+5% $632	+10% $624
Rent	-10% $559	-5% $600	+0% $641	+5% $681	+10% $722
Rate	-1.0pp $653	-0.5pp $647	base $641	+0.5pp $634	+1.0pp $628

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.05mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	26d	1	0.38mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.40mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	22d	1	0.42mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	15d	1	0.60mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	0.75mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	15d	1	0.87mi

Listing history 13 events

1. 2026-06-01
   days on market $24,999 Active 156 DOM
2. 2026-05-31
   days on market $24,999 Active 155 DOM
3. 2026-05-30
   days on market $24,999 Active 154 DOM
4. 2026-05-10
   price $24,999 1118-char remark

   Show marketing remark (1118 chars)

   INVESTOR ALERT: Opportunity for investors or rehab buyers seeking a value-add project in a well-established Flint neighborhood. This frame home is in need of substantial rehabilitation and is being sold strictly as-is. Property requires repairs and updates throughout, making it suitable for a full renovation, repositioning, or long-term rental strategy once improvements are completed. The home offers a practical floor plan with all primary living areas located on the main level, providing flexibility for redesign during the rehab process. Situated on a standard city lot with street frontage and access to municipal utilities. Conveniently located near major thoroughfares with easy access to downtown Flint, public transportation routes, schools, shopping, and employment centers. Close proximity to local services, parks, and neighborhood amenities enhances future rental or resale potential. Area supports strong demand for renovated housing. Buyer to verify all information including measurements, condition, utilities, zoning, and intended use. Pricing reflects current condition and scope of work required.

5. 2026-05-09
   price $24,999
6. 2026-02-11
   price $26,999 1118-char remark

   Show marketing remark (1118 chars)

   INVESTOR ALERT: Opportunity for investors or rehab buyers seeking a value-add project in a well-established Flint neighborhood. This frame home is in need of substantial rehabilitation and is being sold strictly as-is. Property requires repairs and updates throughout, making it suitable for a full renovation, repositioning, or long-term rental strategy once improvements are completed. The home offers a practical floor plan with all primary living areas located on the main level, providing flexibility for redesign during the rehab process. Situated on a standard city lot with street frontage and access to municipal utilities. Conveniently located near major thoroughfares with easy access to downtown Flint, public transportation routes, schools, shopping, and employment centers. Close proximity to local services, parks, and neighborhood amenities enhances future rental or resale potential. Area supports strong demand for renovated housing. Buyer to verify all information including measurements, condition, utilities, zoning, and intended use. Pricing reflects current condition and scope of work required.

7. 2026-02-10
   price $26,999
8. 2025-12-27
   listed $28,999 Active 1118-char remark

   Show marketing remark (1118 chars)

   INVESTOR ALERT: Opportunity for investors or rehab buyers seeking a value-add project in a well-established Flint neighborhood. This frame home is in need of substantial rehabilitation and is being sold strictly as-is. Property requires repairs and updates throughout, making it suitable for a full renovation, repositioning, or long-term rental strategy once improvements are completed. The home offers a practical floor plan with all primary living areas located on the main level, providing flexibility for redesign during the rehab process. Situated on a standard city lot with street frontage and access to municipal utilities. Conveniently located near major thoroughfares with easy access to downtown Flint, public transportation routes, schools, shopping, and employment centers. Close proximity to local services, parks, and neighborhood amenities enhances future rental or resale potential. Area supports strong demand for renovated housing. Buyer to verify all information including measurements, condition, utilities, zoning, and intended use. Pricing reflects current condition and scope of work required.

9. 2025-12-27
   listed $28,999 Active

   Show marketing remark (1118 chars)

   INVESTOR ALERT: Opportunity for investors or rehab buyers seeking a value-add project in a well-established Flint neighborhood. This frame home is in need of substantial rehabilitation and is being sold strictly as-is. Property requires repairs and updates throughout, making it suitable for a full renovation, repositioning, or long-term rental strategy once improvements are completed. The home offers a practical floor plan with all primary living areas located on the main level, providing flexibility for redesign during the rehab process. Situated on a standard city lot with street frontage and access to municipal utilities. Conveniently located near major thoroughfares with easy access to downtown Flint, public transportation routes, schools, shopping, and employment centers. Close proximity to local services, parks, and neighborhood amenities enhances future rental or resale potential. Area supports strong demand for renovated housing. Buyer to verify all information including measurements, condition, utilities, zoning, and intended use. Pricing reflects current condition and scope of work required.

10. 2013-06-26
    historical
11. 2013-06-26
    historical
12. 2012-11-13
    listed $15,700
13. 2012-11-13
    listed $15,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,358
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$727
• Taxable income: $7,753
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $5,829/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

+59.2% since first listed

10 events — show timeline

• 2026-05-10 Price Changed $24,999 MiRealSource-MiMLS
• 2026-05-09 Price Changed $24,999 REALCOMP
• 2026-02-11 Price Changed $26,999 MiRealSource-MiMLS
• 2026-02-10 Price Changed $26,999 REALCOMP
• 2025-12-27 Listed $28,999 REALCOMP
• 2025-12-27 Listed $28,999 MiRealSource-MiMLS
• 2013-06-26 Listing Removed — MiRealSource-MiMLS
• 2013-06-26 Listing Removed — REALCOMP
• 2012-11-13 Listed $15,700 MiRealSource-MiMLS
• 2012-11-13 Listed $15,700 REALCOMP

Property tax history

-0.0%/yr

Latest (2025): $1,469 · +1.8% YoY. Source: county tax records.