1656 Montana Ave · Flint, MI 48506

$69,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 84 Days on market

Built 1927 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

Key facts

• Fenced yard
• 100% occupied
• Detached garage

Tags

• 100% OCCUPIED
• REFRIGERATOR AND STOVE
• FENCED YARD
• DETACHED GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two levels
• Construction: Wood siding and other exterior materials; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 110 (0.1 acre); Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

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 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 $483 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $70k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.52% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $26,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Oklahoma Ave	0.40mi	3/2.0	1,316 (-2%)	17mo	$16,500	$13	64
1514 Montana Ave	0.20mi	3/2.0	1,235 (-8%)	17mo	$8,000	$6	63
1546 Colorado Ave	0.15mi	3/1.0	1,536 (+14%)	8mo	$15,550	$10	59
1449 New York Ave	0.40mi	4/1.0 (+1)	1,248 (-7%)	6mo	$5,500	$4	56
2501 Hoff St	0.65mi	2/1.5 (-1)	1,400 (+4%)	2mo	$60,000	$43	55
3632 Western Rd	0.73mi	3/1.5	1,357 (+1%)	12mo	$47,500	$35	52
1646 Bennett Ave	0.55mi	3/1.0	1,260 (-6%)	13mo	$24,900	$20	49
2314 Thom St	0.38mi	2/1.0 (-1)	1,213 (-10%)	18mo	$43,500	$36	42
2616 Maryland Ave	0.62mi	4/1.0 (+1)	1,184 (-12%)	0mo	$70,000	$59	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $9,177
• Equity at exit: $10,422

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $34,500
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $321

Break-even live

Break-even rent $658

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $361	-5% $341	+0% $321	+5% $302	+10% $282
Rent	-10% $237	-5% $279	+0% $321	+5% $363	+10% $405
Rate	-1.0pp $357	-0.5pp $339	base $321	+0.5pp $303	+1.0pp $285

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: $17,475
• Closing costs: $2,097
• 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	14d	1	0.94mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	0.98mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	14d	1	1.22mi

Listing history 27 events

1. 2026-06-03
   days on market $69,900 Active 84 DOM
2. 2026-06-02
   days on market $69,900 Active 83 DOM
3. 2026-06-01
   days on market $69,900 Active 82 DOM
4. 2026-05-31
   days on market $69,900 Active 81 DOM
5. 2026-05-30
   days on market $69,900 Active 80 DOM
6. 2026-04-15
   price $69,900 504-char remark

   Show marketing remark (504 chars)

   Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

7. 2026-04-15
   status Active 504-char remark

   Show marketing remark (504 chars)

   Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

8. 2026-04-15
   status Active

   Show marketing remark (504 chars)

   Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

9. 2026-04-15
   price $69,900

   Show marketing remark (504 chars)

   Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

10. 2026-03-01
    historical 504-char remark

    Show marketing remark (504 chars)

    Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

11. 2026-01-23
    listed $85,000 Active 504-char remark

    Show marketing remark (504 chars)

    Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

12. 2026-01-23
    listed $85,000 Active

    Show marketing remark (504 chars)

    Two-unit multifamily property offers immediate rental income. Separate electric per unit. The building features a two-bedroom lower unit and a one-bedroom upper unit. Both units include a refrigerator and stove. Shared amenities consist of a basement with a washer and dryer, a partially fenced yard, and a detached two car garage suitable for storage or parking. Contact us today for more information or to discuss an offer. Seller has requested proof of funds or pre-approval letter prior to walk thru.

13. 2025-03-18
    historical
14. 2025-03-18
    historical
15. 2024-06-02
    listed $85,000 Active
16. 2024-06-01
    listed $85,000 Active
17. 2024-01-17
    soldstatus $45,000
18. 2024-01-16
    soldstatus $45,000 Sold
19. 2024-01-16
    soldstatus $45,000 Closed
20. 2024-01-08
    status Pending
21. 2024-01-08
    status Pending
22. 2023-12-15
    status Active
23. 2023-12-15
    status Active
24. 2023-11-01
    historical Accepting Backup Offers
25. 2023-11-01
    historical Accepting Backup Offers
26. 2023-10-26
    listed $49,000 Active
27. 2023-10-26
    listed $49,000 Active

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $1,489 · $124/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: $12,776
• − Mortgage interest: −$3,915
• − Property taxes: −$1,489
• − Insurance: −$350
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,033
• Taxable income: $2,944
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,149/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

+42.7% since first listed

22 events — show timeline

• 2026-04-15 Price Changed $69,900 MiRealSource-MiMLS
• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-15 Relisted — REALCOMP
• 2026-04-15 Price Changed $69,900 REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Listed $85,000 REALCOMP
• 2026-01-23 Listed $85,000 MiRealSource-MiMLS
• 2025-03-18 Listing Removed — REALCOMP
• 2025-03-18 Listing Removed — MiRealSource-MiMLS
• 2024-06-02 Listed $85,000 REALCOMP
• 2024-06-01 Listed $85,000 MiRealSource-MiMLS
• 2024-01-17 Sold (Public Records) $45,000 Public Records
• 2024-01-16 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2024-01-16 Sold (MLS) $45,000 REALCOMP
• 2024-01-08 Pending — MiRealSource-MiMLS
• 2024-01-08 Pending — REALCOMP
• 2023-12-15 Relisted — MiRealSource-MiMLS
• 2023-12-15 Relisted — REALCOMP
• 2023-11-01 Contingent — REALCOMP
• 2023-11-01 Contingent — MiRealSource-MiMLS
• 2023-10-26 Listed $49,000 MiRealSource-MiMLS
• 2023-10-26 Listed $49,000 REALCOMP

Property tax history

+5.7%/yr

Latest (2025): $1,489 · +31.1% YoY. Source: county tax records.