1131 Kettering St · Burton, MI 48509

$102,000

2 bd · 1.0 ba · 1,306 sqft · SingleFamily · 12 Days on market

Built 1956 0.37 ac lot Est $188k · 46% 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 +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home- Great opportunity on this unique custom design contemporary home. Open floor plan with two fireplaces, one in living area and one in kitchen. Spacious living room with large kitchen, two bedrooms and large corner lot. Unfinished basement.

Key facts

• Open floor plan
• Large corner lot
• Unfinished basement

Tags

• OPEN FLOOR PLAN
• TWO FIREPLACES
• LARGE KITCHEN
• LARGE CORNER LOT
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Brick exterior
• Construction: Block foundation
• Exterior features: Front porch; Paved road access; Lot approximately 0.37 acres (dimensions: 150 x irrg x 98 x 180)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Fireplace in kitchen and living room; Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Cap rate 11.7% 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.
• Bentley Community School District (suburban): math 10% / reading 27% proficiency, ranked #473 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $705 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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: property tax is 3.2% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,000

Questions for the listing agent

1. Built in 1956 — 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: 1.62% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $188,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6089 Lapeer Rd	0.34mi	3/1.5 (+1)	1,212 (-7%)	9mo	$180,100	$149	58
1450 Transue Ave	0.62mi	3/1.0 (+1)	1,344 (+3%)	7mo	$165,000	$123	55
6272 Elro St	0.74mi	3/1.5 (+1)	1,300 (-0%)	8mo	$179,000	$138	51
1355 Blanch Ave	0.48mi	3/2.0 (+1)	1,221 (-6%)	11mo	$193,000	$158	49
6274 E Court St N	0.37mi	2/1.0	1,136 (-13%)	16mo	$174,000	$153	48
6274 E COURT St	0.37mi	2/1.0	1,136 (-13%)	16mo	$174,000	$153	48
1372 S Packard Ave	0.45mi	3/1.0 (+1)	1,470 (+13%)	11mo	$172,400	$117	44
1445 S Packard Ave	0.61mi	3/1.0 (+1)	1,460 (+12%)	12mo	$169,900	$116	37
1367 Alberta Ave	0.64mi	3/2.0 (+1)	1,379 (+6%)	19mo	$149,900	$109	36
6126 Pearl St	0.45mi	3/2.0 (+1)	1,150 (-12%)	19mo	$168,900	$147	34
1135 Glendale St	0.65mi	2/1.0	1,120 (-14%)	20mo	$157,500	$141	29
7023 Lapeer Rd	0.73mi	3/1.0 (+1)	1,131 (-13%)	19mo	$163,000	$144	23

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $12,904
• Equity at exit: $15,209

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $49,451
• Equity at exit: $8,819

Cash invested: $28,560 (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 48509

• Active inventory: 83
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$271 /mo · $3,256/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $460

Break-even live

Break-even rent $1,074

Max offer price $102,000

Occupancy floor 67%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Lasalle Ave Burton, MI	3.0	1.5	942	$1,675	$1.78	43d	1	0.62mi
1036 Forest Ave Burton, MI	3.0	1.0	1650	$1,635	$0.99	43d	1	0.84mi

Listing history 11 events

1. 2026-06-18
   days on market $102,000 Active 12 DOM
2. 2026-06-17
   days on market $102,000 Active 11 DOM
3. 2026-06-16
   days on market $102,000 Active 10 DOM
4. 2026-06-15
   days on market $102,000 Active 9 DOM
5. 2026-06-14
   days on market $102,000 Active 7 DOM
6. 2026-06-13
   days on market $102,000 Active 6 DOM
7. 2026-06-10
   days on market $102,000 Active 4 DOM
8. 2026-06-09
   days on market $102,000 Active 3 DOM
9. 2026-06-08
   days on market $102,000 Active 2 DOM
10. 2026-06-07
    remarks 248-char remark
11. 2026-06-07
    listed $102,000 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: $3,256 · $271/mo
• Projected year-2 tax: $3,256 · $271/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,885
• − Mortgage interest: −$5,714
• − Property taxes: −$3,256
• − Insurance: −$510
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,967
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,503/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: Bentley Community School District
• NCES district ID: 2604800
• Math proficiency: 10% ▼ -7.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $48,977
• Composite: 16.51/100
• National rank: #9183
• State rank: #473 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): 9,532

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -148.63%
• Current HPI: 210.1588
• 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

+27.7% since first listed

20 events — show timeline

• 2026-06-05 Listed $102,000 REALCOMP
• 2026-06-05 Listed $102,000 MiRealSource-MiMLS
• 2021-05-06 Sold (Public Records) $120,500 Public Records
• 2021-05-05 Sold (MLS) $120,500 MiRealSource-MiMLS
• 2021-05-05 Sold (MLS) $120,500 REALCOMP
• 2021-03-14 Pending — MiRealSource-MiMLS
• 2021-03-14 Pending — REALCOMP
• 2021-03-09 Listed $109,900 MiRealSource-MiMLS
• 2021-03-09 Listed $109,900 REALCOMP
• 2013-11-06 Sold (Public Records) $67,840 Public Records
• 2013-10-23 Sold (MLS) $67,840 MiRealSource-MiMLS
• 2013-10-23 Sold (MLS) $67,840 REALCOMP
• 2013-09-09 Listing Removed — MiRealSource-MiMLS
• 2013-08-23 Listed $64,900 MiRealSource-MiMLS
• 2013-08-23 Listed $64,900 REALCOMP
• 2004-08-16 Sold (MLS) $65,000 REALCOMP
• 2004-08-16 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2004-07-09 Listing Removed — MiRealSource-MiMLS
• 2004-04-03 Listed $79,900 REALCOMP
• 2004-04-03 Listed $79,900 MiRealSource-MiMLS

Property tax history

+8.3%/yr

Latest (2025): $3,256 · +5.9% YoY. Source: county tax records.