2144 Webber Ave · Burton, MI 48529

$76,900

3 bd · 1.0 ba · 799 sqft · SingleFamily · 252 Days on market

Built 1935 4,356 sqft lot $96/sqft · 7% below area Est $82k · 7% 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 +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Great Opportunity to own this single-family home built in 1935 featuring 3 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * Occupied Reserve Auction--The seller does not have access to the property. The property is occupied and the occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Please do not trespass. "As is" sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 4,356 sq ft lot
• Built 1935
• Listed 252 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 $532 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1935 — 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: 1.48% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

• ARV (median comp): $82,434
• List price: $76,900
• Delta: -6.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2098 E Scottwood Ave	0.31mi	2/1.0 (-1)	768 (-4%)	2mo	$115,900	$151	73
2264 E Schumacher St	0.27mi	3/1.0	880 (+10%)	2mo	$90,000	$102	68
2087 E Schumacher St	0.20mi	2/1.0 (-1)	724 (-9%)	8mo	$72,300	$100	63
1496 E Parkwood Ave	0.48mi	2/1.5 (-1)	792 (-1%)	8mo	$115,000	$145	62
1478 Friel St	0.46mi	2/1.0 (-1)	838 (+5%)	7mo	$130,000	$155	60
2220 E Bergin Ave	0.42mi	2/1.0 (-1)	744 (-7%)	6mo	$80,000	$108	59
2068 E Boatfield Ave	0.47mi	2/1.0 (-1)	875 (+10%)	2mo	$100,000	$114	56
1484 E Mclean Ave	0.40mi	2/1.0 (-1)	710 (-11%)	6mo	$86,000	$121	53
1374 Webber Ave	0.55mi	2/1.0 (-1)	869 (+9%)	6mo	$55,000	$63	50
1387 Webber Ave	0.53mi	2/1.0 (-1)	900 (+13%)	0mo	$57,500	$64	49
2140 E Bristol Rd	0.55mi	2/1.0 (-1)	912 (+14%)	1mo	$113,000	$124	45
3517 Fern Ave	0.64mi	2/1.0 (-1)	680 (-15%)	0mo	$98,000	$144	40

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $7,443
• Equity at exit: $11,466

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $32,255
• Equity at exit: $6,649

Cash invested: $21,532 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$403
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $312

Break-even live

Break-even rent $745

Max offer price $76,900

Occupancy floor 68%

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	0.78mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.07mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,675	$2.00	13d	70	1.08mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	1.34mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $76,900 Active 252 DOM
2. 2026-06-17
   days on market $76,900 Active 251 DOM
3. 2026-06-16
   days on market $76,900 Active 250 DOM
4. 2026-06-15
   days on market $76,900 Active 249 DOM
5. 2026-06-14
   days on market $76,900 Active 247 DOM
6. 2026-06-13
   days on market $76,900 Active 246 DOM
7. 2026-06-10
   days on market $76,900 Active 244 DOM
8. 2026-06-09
   days on market $76,900 Active 243 DOM
9. 2026-06-08
   days on market $76,900 Active 242 DOM
10. 2026-06-07
    days on market $76,900 Active 241 DOM
11. 2026-06-05
    days on market $76,900 Active 238 DOM
12. 2026-06-03
    days on market $76,900 Active 237 DOM
13. 2026-06-02
    days on market $76,900 Active 236 DOM
14. 2026-06-01
    days on market $76,900 Active 235 DOM
15. 2026-05-31
    days on market $76,900 Active 234 DOM
16. 2026-05-30
    days on market $76,900 Active 233 DOM
17. 2025-10-09
    listed $76,900 Active 741-char remark

    Show marketing remark (741 chars)

    Great Opportunity to own this single-family home built in 1935 featuring 3 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * Occupied Reserve Auction--The seller does not have access to the property. The property is occupied and the occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Please do not trespass. "As is" sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2025-10-09
    listed $76,900 Active 741-char remark

    Show marketing remark (741 chars)

    Great Opportunity to own this single-family home built in 1935 featuring 3 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * Occupied Reserve Auction--The seller does not have access to the property. The property is occupied and the occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Please do not trespass. "As is" sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2021-05-27
    soldstatus $75,000
20. 2021-05-21
    soldstatus $75,000 Sold
21. 2021-05-21
    soldstatus $75,000 Closed
22. 2021-04-17
    status Pending
23. 2021-04-17
    status Pending
24. 2021-04-15
    status Active
25. 2021-04-15
    status Active
26. 2021-03-21
    status Pending
27. 2021-03-21
    status Pending
28. 2021-03-11
    price $72,900
29. 2021-03-10
    price $72,900
30. 2021-02-26
    listed $77,900 Active
31. 2021-02-26
    listed $77,900 Active
32. 2020-04-13
    soldstatus $50,000
33. 2020-04-05
    status Pending
34. 2020-04-03
    soldstatus $50,000 Sold
35. 2020-04-03
    soldstatus $50,000 Closed
36. 2020-03-20
    status Active
37. 2020-03-20
    status Active
38. 2020-03-13
    status Pending
39. 2020-03-09
    historical
40. 2020-02-06
    status Pending
41. 2020-02-06
    status Pending
42. 2020-01-31
    price $52,900
43. 2020-01-30
    price $52,900
44. 2020-01-15
    price $54,900
45. 2020-01-14
    price $54,900
46. 2019-12-29
    listed $57,900 Active
47. 2019-12-29
    listed $57,900 Active
48. 2019-11-22
    soldstatus $20,021 Sold
49. 2019-11-22
    soldstatus $20,021 Closed
50. 2019-10-28
    status Pending

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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: $13,675
• − Mortgage interest: −$4,308
• − Property taxes: −$1,839
• − Insurance: −$384
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,237
• Taxable income: $2,719
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,088/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

+55.4% since first listed

48 events — show timeline

• 2025-10-09 Listed $76,900 REALCOMP
• 2025-10-09 Listed $76,900 MiRealSource-MiMLS
• 2021-05-27 Sold (Public Records) $75,000 Public Records
• 2021-05-21 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2021-05-21 Sold (MLS) $75,000 REALCOMP
• 2021-04-17 Pending — MiRealSource-MiMLS
• 2021-04-17 Pending — REALCOMP
• 2021-04-15 Relisted — MiRealSource-MiMLS
• 2021-04-15 Relisted — REALCOMP
• 2021-03-21 Pending — MiRealSource-MiMLS
• 2021-03-21 Pending — REALCOMP
• 2021-03-11 Price Changed $72,900 MiRealSource-MiMLS
• 2021-03-10 Price Changed $72,900 REALCOMP
• 2021-02-26 Listed $77,900 MiRealSource-MiMLS
• 2021-02-26 Listed $77,900 REALCOMP
• 2020-04-13 Sold (Public Records) $50,000 Public Records
• 2020-04-05 Pending — REALCOMP
• 2020-04-03 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2020-04-03 Sold (MLS) $50,000 REALCOMP
• 2020-03-20 Relisted — MiRealSource-MiMLS
• 2020-03-20 Relisted — REALCOMP
• 2020-03-13 Pending — REALCOMP
• 2020-03-09 Listing Removed — REALCOMP
• 2020-02-06 Pending — MiRealSource-MiMLS
• 2020-02-06 Pending — REALCOMP
• 2020-01-31 Price Changed $52,900 MiRealSource-MiMLS
• 2020-01-30 Price Changed $52,900 REALCOMP
• 2020-01-15 Price Changed $54,900 MiRealSource-MiMLS
• 2020-01-14 Price Changed $54,900 REALCOMP
• 2019-12-29 Listed $57,900 MiRealSource-MiMLS
• 2019-12-29 Listed $57,900 REALCOMP
• 2019-11-22 Sold (MLS) $20,021 MiRealSource-MiMLS
• 2019-11-22 Sold (MLS) $20,021 REALCOMP
• 2019-10-28 Pending — MiRealSource-MiMLS
• 2019-10-28 Pending — REALCOMP
• 2019-10-11 Listed $19,000 MiRealSource-MiMLS
• 2019-10-11 Listed $19,000 REALCOMP
• 2019-09-24 Listing Removed — REALCOMP
• 2019-09-24 Listing Removed — MiRealSource-MiMLS
• 2019-05-14 Listed $28,400 MiRealSource-MiMLS
• 2019-05-14 Listed $28,400 REALCOMP
• 2001-12-27 Sold (Public Records) $44,000 Public Records
• 2001-12-27 Sold (Public Records) $25,000 Public Records
• 2001-12-12 Sold (MLS) $44,000 REALCOMP
• 2001-12-12 Sold (MLS) $44,000 MiRealSource-MiMLS
• 2001-10-05 Listing Removed — MiRealSource-MiMLS
• 2001-05-10 Listed $49,500 REALCOMP
• 2001-05-10 Listed $49,500 MiRealSource-MiMLS

Property tax history

+9.8%/yr

Latest (2025): $1,839 · +12.5% YoY. Source: county tax records.