1805 Montana Ave · Flint, MI 48506

$12,000

2 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 148 Days on market

Built 1955 4,356 sqft lot ↓ 60% since listing

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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

1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

Key facts

• Full rehab property
• Complete renovation
• 4,356 sq ft lot

Tags

• FULL REHAB PROPERTY
• COMPLETE RENOVATION
• RESIDENTIAL NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Brick/mortar foundation; Built area above grade: 790 square feet
• Exterior features: Paved road access; Lot dimensions approximately 40 x 110 (0.1 acre)

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Three total rooms
• Laundry & utility: Heating: Forced air with natural gas; No cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 76.2% 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: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 34y ago; this cycle's ask has dropped $2k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1955 — 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. 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?
8. 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.
9. 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.
10. 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: 8.25% ✓
• Cap rate: 76.22%
• Cash-on-cash: 249.73%
• DSCR: 12.11
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $46,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Hoff St	0.59mi	2/1.5	1,400 (+5%)	2mo	$60,000	$43	61
2317 Oklahoma Ave	0.31mi	3/2.0 (+1)	1,316 (-2%)	16mo	$16,500	$13	60
2314 Thom St	0.28mi	2/1.0	1,213 (-9%)	18mo	$43,500	$36	57
1546 Colorado Ave	0.24mi	3/1.0 (+1)	1,536 (+15%)	7mo	$15,550	$10	53
3632 Western Rd	0.63mi	3/1.5 (+1)	1,357 (+2%)	12mo	$47,500	$35	51
1514 Montana Ave	0.30mi	3/2.0 (+1)	1,235 (-8%)	17mo	$8,000	$6	50
1646 Bennett Ave	0.59mi	3/1.0 (+1)	1,260 (-6%)	13mo	$24,900	$20	47
2910 Arizona Ave	0.66mi	3/1.0 (+1)	1,450 (+8%)	11mo	$73,000	$50	40
2905 Thom St	0.66mi	3/1.0 (+1)	1,176 (-12%)	17mo	$15,250	$13	30
2941 Leith St	0.71mi	3/1.0 (+1)	1,474 (+10%)	22mo	$71,000	$48	26

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: 13.68×
• Total profit: $42,607
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 29.13×
• Total profit: $94,509
• Equity at exit: $1,038

Cash invested: $3,360 (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: 202
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $699

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 24%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	0.84mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	1.00mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	1.13mi

Listing history 50 events

1. 2026-06-18
   days on market $12,000 Active 148 DOM
2. 2026-06-17
   days on market $12,000 Active 147 DOM
3. 2026-06-16
   days on market $12,000 Active 146 DOM
4. 2026-06-15
   days on market $12,000 Active 145 DOM
5. 2026-06-14
   days on market $12,000 Active 143 DOM
6. 2026-06-13
   days on market $12,000 Active 142 DOM
7. 2026-06-10
   days on market $12,000 Active 140 DOM
8. 2026-06-09
   days on market $12,000 Active 139 DOM
9. 2026-06-08
   days on market $12,000 Active 138 DOM
10. 2026-06-07
    days on market $12,000 Active 137 DOM
11. 2026-06-05
    days on market $12,000 Active 134 DOM
12. 2026-06-03
    days on market $12,000 Active 133 DOM
13. 2026-06-02
    days on market $12,000 Active 132 DOM
14. 2026-06-01
    days on market $12,000 Active 131 DOM
15. 2026-05-31
    days on market $12,000 Active 130 DOM
16. 2026-05-30
    days on market $12,000 Active 129 DOM
17. 2026-02-20
    price $12,000 602-char remark

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

18. 2026-02-20
    price $12,000

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

19. 2026-02-13
    price $13,000 602-char remark

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

20. 2026-02-12
    price $13,000
21. 2026-01-30
    price $13,200 602-char remark

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

22. 2026-01-30
    price $13,200

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

23. 2026-01-21
    listed $13,500 Active 602-char remark

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

24. 2026-01-21
    listed $13,500 Active

    Show marketing remark (602 chars)

    1805 Montana offers a great opportunity for investors seeking a full rehab property in Flint, MI. This home is not currently livable and will require a complete renovation, but the potential for equity growth and future rental income makes it an attractive value-add project. Located in a residential neighborhood with convenient access to schools, shopping, and major roads, this property has strong upside for the right buyer ready to bring it back to life. Whether you plan to fix and flip or renovate and hold as a rental, this is a blank canvas with plenty of potential. Cash. Property sold as-is.

25. 2026-01-01
    historical
26. 2026-01-01
    historical
27. 2025-12-31
    price $13,700
28. 2025-12-31
    price $13,700
29. 2025-12-15
    price $14,900
30. 2025-12-15
    price $14,900
31. 2025-12-06
    price $15,700
32. 2025-12-05
    price $15,700
33. 2025-11-27
    price $15,800
34. 2025-11-26
    price $15,900
35. 2025-11-26
    price $15,800
36. 2025-11-26
    price $15,900
37. 2025-11-20
    price $16,900
38. 2025-11-19
    price $16,900
39. 2025-11-13
    price $17,500
40. 2025-11-12
    price $17,500
41. 2025-11-05
    price $17,900
42. 2025-11-05
    price $17,900
43. 2025-10-24
    price $18,900
44. 2025-10-24
    price $18,900
45. 2025-10-16
    price $19,900
46. 2025-10-16
    price $19,900
47. 2025-09-29
    listed $24,900 Active
48. 2025-09-28
    listed $24,900 Active
49. 2004-02-26
    soldstatus $10,000
50. 1992-09-18
    soldstatus $29,900

ⓘ 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: $11,881
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$349
• Taxable income: $8,719
• Est. tax owed @ 24.0%: −$2,093
• After-tax cash flow: $6,299/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

-59.9% since first listed

38 events — show timeline

• 2026-02-20 Price Changed $12,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $12,000 REALCOMP
• 2026-02-13 Price Changed $13,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $13,000 REALCOMP
• 2026-01-30 Price Changed $13,200 MiRealSource-MiMLS
• 2026-01-30 Price Changed $13,200 REALCOMP
• 2026-01-21 Listed $13,500 REALCOMP
• 2026-01-21 Listed $13,500 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-31 Price Changed $13,700 MiRealSource-MiMLS
• 2025-12-31 Price Changed $13,700 REALCOMP
• 2025-12-15 Price Changed $14,900 MiRealSource-MiMLS
• 2025-12-15 Price Changed $14,900 REALCOMP
• 2025-12-06 Price Changed $15,700 MiRealSource-MiMLS
• 2025-12-05 Price Changed $15,700 REALCOMP
• 2025-11-27 Price Changed $15,800 MiRealSource-MiMLS
• 2025-11-26 Price Changed $15,900 MiRealSource-MiMLS
• 2025-11-26 Price Changed $15,800 REALCOMP
• 2025-11-26 Price Changed $15,900 REALCOMP
• 2025-11-20 Price Changed $16,900 MiRealSource-MiMLS
• 2025-11-19 Price Changed $16,900 REALCOMP
• 2025-11-13 Price Changed $17,500 MiRealSource-MiMLS
• 2025-11-12 Price Changed $17,500 REALCOMP
• 2025-11-05 Price Changed $17,900 MiRealSource-MiMLS
• 2025-11-05 Price Changed $17,900 REALCOMP
• 2025-10-24 Price Changed $18,900 MiRealSource-MiMLS
• 2025-10-24 Price Changed $18,900 REALCOMP
• 2025-10-16 Price Changed $19,900 MiRealSource-MiMLS
• 2025-10-16 Price Changed $19,900 REALCOMP
• 2025-09-29 Listed $24,900 REALCOMP
• 2025-09-28 Listed $24,900 MiRealSource-MiMLS
• 2004-02-26 Sold (Public Records) $10,000 Public Records
• 1992-09-18 Sold (MLS) $29,900 REALCOMP
• 1992-09-18 Sold (MLS) $29,900 MiRealSource-MiMLS
• 1992-05-13 Listing Removed — MiRealSource-MiMLS
• 1992-04-09 Listed $29,900 REALCOMP
• 1992-04-09 Listed $29,900 MiRealSource-MiMLS

Property tax history

+6.4%/yr

Latest (2025): $1,030 · +1.5% YoY. Source: county tax records.