1387 Webber Ave · Burton, MI 48529

$65,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 26 Days on market

Built 1945 4,792 sqft lot $72/sqft · 41% below area Est $111k · 41% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom, 1 bath ranch that was remodeled within the last 8 years. Close to expressways and all local shopping. Situated towards the end of the road in a well established neighborhood. Stove, Refrigerator, washer, and dryer are included with the sale.

Key facts

• Remodeled
• Close to expressways
• Included appliances

Tags

• REMODELED
• WELL ESTABLISHED NEIGHBORHOOD
• CLOSE TO EXPRESSWAYS
• LOCAL SHOPPING
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.8% in Burton — 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 61/100 on livability (#555 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Bendle Public Schools (suburban): math 6% / reading 29% proficiency, ranked #487 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 35y ago 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.
• Current owner paid $27k; list at $65k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.57% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.3

CMA / ARV

• ARV (median comp): $110,799
• List price: $65,000
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1387 Webber Ave	0.00mi	2/1.0	900 (0%)	0mo	$57,500	$64	100
1374 Webber Ave	0.03mi	2/1.0	869 (-3%)	6mo	$55,000	$63	88
1445 Ready Ave	0.23mi	2/2.0	954 (+6%)	7mo	$129,900	$136	69
2068 E Boatfield Ave	0.58mi	2/1.0	875 (-3%)	2mo	$100,000	$114	67
1478 Friel St	0.37mi	2/1.0	838 (-7%)	7mo	$130,000	$155	65
1335 Connell St	0.62mi	3/1.0 (+1)	900 (0%)	3mo	$97,000	$108	64
2140 E Bristol Rd	0.74mi	2/1.0	912 (+1%)	1mo	$113,000	$124	62
1442 Natalie Dr	0.39mi	2/2.0	956 (+6%)	8mo	$79,900	$84	61
1432 Proper Avenue Rd	0.21mi	3/1.0 (+1)	1,000 (+11%)	8mo	$109,000	$109	60
2098 E Scottwood Ave	0.52mi	2/1.0	768 (-15%)	2mo	$115,900	$151	50
1409 James St	0.70mi	2/1.0	818 (-9%)	3mo	$76,000	$93	49
1471 James St	0.72mi	1/1.0 (-1)	772 (-14%)	8mo	$68,000	$88	31

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $8,752
• Equity at exit: $9,692

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $32,592
• Equity at exit: $5,620

Cash invested: $18,200 (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 48529

• Home prices YoY: -26.5%
• Active inventory: 53
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$341
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $302

Break-even live

Break-even rent $640

Max offer price $65,000

Occupancy floor 65%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	13d	70	0.75mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	1.02mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.02mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.27mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	1.40mi

Listing history 22 events

1. 2026-05-06
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Cute 2 bedroom, 1 bath ranch that was remodeled within the last 8 years. Close to expressways and all local shopping. Situated towards the end of the road in a well established neighborhood. Stove, Refrigerator, washer, and dryer are included with the sale.

2. 2026-05-06
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Cute 2 bedroom, 1 bath ranch that was remodeled within the last 8 years. Close to expressways and all local shopping. Situated towards the end of the road in a well established neighborhood. Stove, Refrigerator, washer, and dryer are included with the sale.

3. 2026-04-10
   listed $65,000 Active 257-char remark

   Show marketing remark (257 chars)

   Cute 2 bedroom, 1 bath ranch that was remodeled within the last 8 years. Close to expressways and all local shopping. Situated towards the end of the road in a well established neighborhood. Stove, Refrigerator, washer, and dryer are included with the sale.

4. 2026-04-10
   listed $65,000 Active 257-char remark

   Show marketing remark (257 chars)

   Cute 2 bedroom, 1 bath ranch that was remodeled within the last 8 years. Close to expressways and all local shopping. Situated towards the end of the road in a well established neighborhood. Stove, Refrigerator, washer, and dryer are included with the sale.

5. 2018-03-15
   soldstatus $27,000
6. 2018-03-09
   soldstatus $27,000
7. 2018-03-09
   soldstatus $27,000 Closed
8. 2018-02-03
   status Pending
9. 2018-02-02
   historical
10. 2018-01-14
    listed $29,900 Active
11. 2018-01-10
    listed $29,900
12. 2008-12-29
    soldstatus $11,551
13. 2008-12-29
    soldstatus $11,551
14. 2008-12-15
    historical
15. 2008-12-09
    listed $9,900
16. 2008-12-09
    listed $9,900
17. 2002-06-04
    soldstatus $34,000
18. 1992-04-30
    soldstatus $33,000
19. 1992-04-30
    soldstatus $33,000
20. 1992-04-15
    historical
21. 1991-04-11
    listed $34,900
22. 1991-04-11
    listed $34,900

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/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: $12,264
• − Mortgage interest: −$3,641
• − Property taxes: −$1,649
• − Insurance: −$325
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$1,891
• Taxable income: $2,796
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,953/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: Bendle Public Schools
• NCES district ID: 2604740
• Math proficiency: 6% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $35,492
• Composite: 14.36/100
• National rank: #9438
• State rank: #487 of 540 in MI

Livability — Burton

• Score: 61/100
• State rank: #555
• US rank: #17380

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, MI
• City population: 26,014
• Population (ZIP): 8,959

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 (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -82.30%
• Current HPI: 228.5338
• 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

+86.2% since first listed

22 events — show timeline

• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-04-10 Listed $65,000 REALCOMP
• 2026-04-10 Listed $65,000 MiRealSource-MiMLS
• 2018-03-15 Sold (Public Records) $27,000 Public Records
• 2018-03-09 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2018-03-09 Sold (MLS) $27,000 REALCOMP
• 2018-02-03 Pending — MiRealSource-MiMLS
• 2018-02-02 Listing Removed — REALCOMP
• 2018-01-14 Listed $29,900 MiRealSource-MiMLS
• 2018-01-10 Listed $29,900 REALCOMP
• 2008-12-29 Sold (MLS) $11,551 MiRealSource-MiMLS
• 2008-12-29 Sold (MLS) $11,551 REALCOMP
• 2008-12-15 Listing Removed — MiRealSource-MiMLS
• 2008-12-09 Listed $9,900 MiRealSource-MiMLS
• 2008-12-09 Listed $9,900 REALCOMP
• 2002-06-04 Sold (Public Records) $34,000 Public Records
• 1992-04-30 Sold (MLS) $33,000 MiRealSource-MiMLS
• 1992-04-30 Sold (MLS) $33,000 REALCOMP
• 1992-04-15 Listing Removed — MiRealSource-MiMLS
• 1991-04-11 Listed $34,900 MiRealSource-MiMLS
• 1991-04-11 Listed $34,900 REALCOMP

Property tax history

+6.0%/yr

Latest (2025): $1,649 · +2.6% YoY. Source: county tax records.