2157 Webber Ave · Burton, MI 48529

$75,000

2 bd · 1.0 ba · 667 sqft · SingleFamily · 6 Days on market

Built 1953 4,792 sqft lot Est $81k · 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 +27.6/30.0
• ARV discount +10.7/15.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• 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

Amazing home for the price ! super clean and updated. .. 1st Floor laundry, New roof June 2026, New furnace May 2026. New paint throughout, brand new carpet, refrigerator, steel door, new locks all new 2026. Vyinal thermopane windows. Shed with electric power. Ceiling fans, fenced lot, paved drivway. Hurry this home will go fast !!

Key facts

• New furnace
• New paint
• Refrigerator

Tags

• 1ST FLOOR LAUNDRY
• NEW ROOF
• NEW FURNACE
• NEW PAINT
• BRAND NEW CARPET
• REFRIGERATOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps; New construction
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built as new construction
• Exterior features: Front porch; Fenced backyard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Free-standing electric range; Free-standing refrigerator; Crawl space
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $75k).
• Cap rate 9.9% 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; 3 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 $519 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 30y 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 $43k; list at $75k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $80,707
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2117 E Schumacher Ave	0.17mi	2/1.0	660 (-1%)	4mo	$85,000	$129	87
2120 Parkwood Ave	0.33mi	2/1.0	634 (-5%)	7mo	$104,900	$165	70
2087 E Schumacher St	0.20mi	2/1.0	724 (+8%)	8mo	$72,300	$100	69
3517 Fern Ave	0.60mi	2/1.0	680 (+2%)	0mo	$98,000	$144	68
1484 E Mclean Ave	0.41mi	2/1.0	710 (+6%)	6mo	$86,000	$121	65
2130 E Whittemore Ave	0.48mi	2/1.0	636 (-5%)	7mo	$87,000	$137	64
2118 Morris Ave	0.15mi	2/1.0	761 (+14%)	9mo	$62,000	$81	62
2291 Kenneth St	0.71mi	1/1.0 (-1)	674 (+1%)	0mo	$23,500	$35	60
2156 E Parkwood Ave	0.32mi	2/1.0	572 (-14%)	3mo	$68,000	$119	58
2220 E Bergin Ave	0.39mi	2/1.0	744 (+12%)	6mo	$80,000	$108	58
1492 Webber Ave	0.36mi	2/1.0	732 (+10%)	12mo	$90,000	$123	57
2053 E Whittemore Ave	0.54mi	2/1.0	756 (+13%)	10mo	$80,000	$106	44

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,191
• Equity at exit: $11,183

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $20,438
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $225

Break-even live

Break-even rent $671

Max offer price $75,000

Occupancy floor 71%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.71mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	13d	70	1.12mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	1.41mi

Listing history 7 events

1. 2026-06-13
   status $75,000 Pending 6 DOM
2. 2026-06-10
   days on market $75,000 Active 6 DOM
3. 2026-06-09
   days on market $75,000 Active 5 DOM
4. 2026-06-08
   days on market $75,000 Active 4 DOM
5. 2026-06-07
   days on market $75,000 Active 3 DOM
6. 2026-06-05
   remarks 333-char remark
7. 2026-06-05
   listed $75,000 Active 1 DOM

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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: $11,467
• − Mortgage interest: −$4,201
• − Property taxes: −$1,265
• − Insurance: −$375
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,182
• Taxable income: $1,609
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,312/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

+368.8% since first listed

47 events — show timeline

• 2026-06-04 Listed $75,000 MiRealSource-MiMLS
• 2026-06-04 Listed $75,000 REALCOMP
• 2018-11-27 Sold (Public Records) $43,000 Public Records
• 2018-11-13 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2018-11-13 Sold (MLS) $43,000 REALCOMP
• 2018-11-01 Pending — MiRealSource-MiMLS
• 2018-11-01 Pending — REALCOMP
• 2018-10-25 Price Changed $46,500 MiRealSource-MiMLS
• 2018-10-24 Price Changed $46,500 REALCOMP
• 2018-10-16 Price Changed $47,900 MiRealSource-MiMLS
• 2018-10-15 Price Changed $47,900 REALCOMP
• 2018-09-25 Price Changed $49,900 MiRealSource-MiMLS
• 2018-09-24 Price Changed $49,900 REALCOMP
• 2018-09-16 Price Changed $54,000 MiRealSource-MiMLS
• 2018-09-15 Price Changed $54,000 REALCOMP
• 2018-09-07 Price Changed $57,000 MiRealSource-MiMLS
• 2018-09-06 Price Changed $57,000 REALCOMP
• 2018-08-27 Price Changed $59,900 MiRealSource-MiMLS
• 2018-08-27 Price Changed $59,900 REALCOMP
• 2018-08-13 Price Changed $61,900 MiRealSource-MiMLS
• 2018-08-13 Price Changed $61,900 REALCOMP
• 2018-07-26 Listed $63,900 MiRealSource-MiMLS
• 2018-07-26 Listed $63,900 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2006-12-07 Sold (Public Records) $50,000 Public Records
• 2006-11-17 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2006-11-17 Sold (MLS) $50,000 REALCOMP
• 2006-10-03 Listing Removed — MiRealSource-MiMLS
• 2005-12-02 Listed $50,000 MiRealSource-MiMLS
• 2005-12-02 Listed $50,000 REALCOMP
• 2005-07-06 Listing Removed — MiRealSource-MiMLS
• 2005-07-06 Listed $52,900 MiRealSource-MiMLS
• 2005-07-06 Listed $52,900 REALCOMP
• 2005-03-11 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2005-03-11 Sold (MLS) $24,000 REALCOMP
• 2005-02-14 Listing Removed — MiRealSource-MiMLS
• 2005-02-09 Listed $32,000 MiRealSource-MiMLS
• 2005-02-09 Listed $32,000 REALCOMP
• 1997-06-27 Sold (MLS) $27,000 REALCOMP
• 1997-06-27 Sold (MLS) $27,000 MiRealSource-MiMLS
• 1997-05-12 Listing Removed — MiRealSource-MiMLS
• 1997-05-07 Listed $27,000 MiRealSource-MiMLS
• 1997-05-06 Listed $27,000 REALCOMP
• 1996-09-04 Sold (MLS) $15,500 REALCOMP
• 1996-09-04 Sold (MLS) $15,500 MiRealSource-MiMLS
• 1996-08-19 Listed $16,000 REALCOMP
• 1996-08-19 Listed $16,000 MiRealSource-MiMLS

Property tax history

+6.4%/yr

Latest (2025): $1,265 · +2.6% YoY. Source: county tax records.