1623 Montana Ave · Flint, MI 48506

$8,500

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 234 Days on market

Built 1918 4,356 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1918

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 109.0% vs local median 11.6% 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: 204 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $59 of loan paydown is wiped out by about $255 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $1k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500; list at $8k implies a 1600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 11.83% ✓
• Cap rate: 109.02%
• Cash-on-cash: 366.90%
• DSCR: 17.32
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $24,960
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 Wyoming Ave	0.14mi	3/1.0	728 (-7%)	14mo	$8,000	$11	71
1805 Arizona Ave	0.23mi	2/1.0 (-1)	760 (-3%)	12mo	$23,000	$30	70
1622 New York Ave	0.36mi	3/1.0	839 (+8%)	6mo	$34,500	$41	66
1421 Jane Ave	0.50mi	3/1.0	768 (-2%)	14mo	$24,000	$31	62
1716 Colorado Ave	0.12mi	2/1.0 (-1)	864 (+11%)	20mo	$31,000	$36	55
2426 Maryland Ave	0.59mi	2/1.0 (-1)	712 (-9%)	2mo	$36,000	$51	51
1620 Mabel Ave	0.52mi	3/1.5	816 (+5%)	18mo	$26,500	$32	51
2321 Oklahoma Ave	0.47mi	3/1.0	868 (+11%)	12mo	$33,000	$38	49
1700 Delaware Ave	0.32mi	2/1.0 (-1)	864 (+11%)	20mo	$15,000	$17	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: —
• Equity multiple: 19.90×
• Total profit: $44,989
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 42.57×
• Total profit: $98,935
• Equity at exit: $735

Cash invested: $2,380 (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 48506

• Active inventory: 204
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$45
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $728

Break-even live

Break-even rent $84

Max offer price $8,500

Occupancy floor 23%

Sensitivity live

Price	-10% $732	-5% $730	+0% $728	+5% $725	+10% $723
Rent	-10% $648	-5% $688	+0% $728	+5% $767	+10% $807
Rate	-1.0pp $732	-0.5pp $730	base $728	+0.5pp $725	+1.0pp $723

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	22d	1	0.85mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	15d	1	0.97mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	15d	1	0.98mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	15d	1	1.03mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	1.27mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	15d	1	1.32mi

Listing history 28 events

1. 2026-06-21
   days on market $8,500 Active 234 DOM
2. 2026-06-18
   days on market $8,500 Active 231 DOM
3. 2026-06-17
   days on market $8,500 Active 230 DOM
4. 2026-06-16
   days on market $8,500 Active 229 DOM
5. 2026-06-15
   days on market $8,500 Active 228 DOM
6. 2026-06-14
   days on market $8,500 Active 226 DOM
7. 2026-06-13
   days on market $8,500 Active 225 DOM
8. 2026-06-10
   days on market $8,500 Active 223 DOM
9. 2026-06-09
   days on market $8,500 Active 222 DOM
10. 2026-06-08
    days on market $8,500 Active 221 DOM
11. 2026-06-07
    days on market $8,500 Active 220 DOM
12. 2026-06-05
    days on market $8,500 Active 217 DOM
13. 2026-06-03
    days on market $8,500 Active 216 DOM
14. 2026-06-02
    days on market $8,500 Active 215 DOM
15. 2026-06-01
    days on market $8,500 Active 214 DOM
16. 2026-05-31
    days on market $8,500 Active 213 DOM
17. 2026-05-30
    days on market $8,500 Active 212 DOM
18. 2025-12-16
    price $8,500 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

19. 2025-12-15
    price $8,500
20. 2025-10-30
    listed $9,900 Active 231-char remark

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

21. 2025-10-30
    listed $9,900 Active

    Show marketing remark (231 chars)

    A property with great potential, ready for renovation or updates to bring it to its full value. Ideal for investors or buyers looking to customize a home to their taste. Homes must be complete with remodeling withing twelve months.

22. 2014-04-04
    soldstatus $500 365-char remark

    Show marketing remark (365 chars)

    As you walk through the front door you will notice how much daylight this home has to offer. Lots of windows makes this home very cheery. Living room, kitchen, dining room. Enclosed front porch for those nice summer evenings. Large bedrooms and one full bath. Stop, drop and roll. .. .. don't get burned by missing out on this opportunity. .. this one will go fast!

23. 2014-04-04
    soldstatus $500

    Show marketing remark (365 chars)

    As you walk through the front door you will notice how much daylight this home has to offer. Lots of windows makes this home very cheery. Living room, kitchen, dining room. Enclosed front porch for those nice summer evenings. Large bedrooms and one full bath. Stop, drop and roll. .. .. don't get burned by missing out on this opportunity. .. this one will go fast!

24. 2014-02-28
    historical 365-char remark

    Show marketing remark (365 chars)

    As you walk through the front door you will notice how much daylight this home has to offer. Lots of windows makes this home very cheery. Living room, kitchen, dining room. Enclosed front porch for those nice summer evenings. Large bedrooms and one full bath. Stop, drop and roll. .. .. don't get burned by missing out on this opportunity. .. this one will go fast!

25. 2013-10-25
    listed $2,900 365-char remark

    Show marketing remark (365 chars)

    As you walk through the front door you will notice how much daylight this home has to offer. Lots of windows makes this home very cheery. Living room, kitchen, dining room. Enclosed front porch for those nice summer evenings. Large bedrooms and one full bath. Stop, drop and roll. .. .. don't get burned by missing out on this opportunity. .. this one will go fast!

26. 2013-10-25
    listed $2,900

    Show marketing remark (365 chars)

    As you walk through the front door you will notice how much daylight this home has to offer. Lots of windows makes this home very cheery. Living room, kitchen, dining room. Enclosed front porch for those nice summer evenings. Large bedrooms and one full bath. Stop, drop and roll. .. .. don't get burned by missing out on this opportunity. .. this one will go fast!

27. 2002-07-08
    soldstatus $17,000
28. 2001-10-04
    soldstatus $7,000

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $221 · $18/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: $12,065
• − Mortgage interest: −$476
• − Property taxes: −$221
• − Insurance: −$42
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$247
• Taxable income: $9,147
• Est. tax owed @ 24.0%: −$2,195
• After-tax cash flow: $6,537/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+21.4% since first listed

11 events — show timeline

• 2025-12-16 Price Changed $8,500 MiRealSource-MiMLS
• 2025-12-15 Price Changed $8,500 REALCOMP
• 2025-10-30 Listed $9,900 REALCOMP
• 2025-10-30 Listed $9,900 MiRealSource-MiMLS
• 2014-04-04 Sold (MLS) $500 REALCOMP
• 2014-04-04 Sold (MLS) $500 MiRealSource-MiMLS
• 2014-02-28 Listing Removed — MiRealSource-MiMLS
• 2013-10-25 Listed $2,900 REALCOMP
• 2013-10-25 Listed $2,900 MiRealSource-MiMLS
• 2002-07-08 Sold (Public Records) $17,000 Public Records
• 2001-10-04 Sold (Public Records) $7,000 Public Records

Property tax history

-17.0%/yr

Latest (2018): $221 · -57.2% YoY. Source: county tax records.