1526 Montana Ave · Flint, MI 48506

$8,600

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 246 Days on market

Built 1925 4,356 sqft lot ↓ 55% 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

AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

Key facts

• Spacious yard
• Covered porch
• 4,356 sq ft lot

Tags

• SPACIOUS YARD
• COVERED PORCH
• WHEELCHAIR-ACCESSIBLE RAMP

Property features AI

Finance

• Other: Subdivision: HOMEDALE SUB; Directions: East of Lewis, North of Leith; cross streets Leith and Lewis
• Financial info: Annual tax amount reported (not included per instructions)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; 768 square feet above grade
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 110 (0.1 acre)

Interior

• Bedrooms: No bedroom level information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.
• Cap rate 100.4% 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; 6 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 $59 of loan paydown is wiped out by about $258 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $3k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,568 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 10.81% ✓
• Cap rate: 100.43%
• Cash-on-cash: 336.21%
• DSCR: 15.96
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $24,576
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Arizona Ave	0.33mi	2/1.0	760 (-1%)	12mo	$23,000	$30	72
1526 Wyoming Ave	0.10mi	3/1.0 (+1)	728 (-5%)	14mo	$8,000	$11	70
1421 Jane Ave	0.44mi	3/1.0 (+1)	768 (0%)	14mo	$24,000	$31	63
1622 New York Ave	0.35mi	3/1.0 (+1)	839 (+9%)	6mo	$34,500	$41	58
2426 Maryland Ave	0.68mi	2/1.0	712 (-7%)	2mo	$36,000	$51	54
1716 Colorado Ave	0.23mi	2/1.0	864 (+12%)	20mo	$31,000	$36	52
1700 Delaware Ave	0.34mi	2/1.0	864 (+12%)	20mo	$15,000	$17	47
1620 Mabel Ave	0.51mi	3/1.5 (+1)	816 (+6%)	18mo	$26,500	$32	44
2321 Oklahoma Ave	0.58mi	3/1.0 (+1)	868 (+13%)	12mo	$33,000	$38	36

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: 16.82×
• Total profit: $38,086
• Equity at exit: $1,282

10-year hold

• IRR: —
• Equity multiple: 35.94×
• Total profit: $84,136
• Equity at exit: $744

Cash invested: $2,408 (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: 0.8×

Monthly cashflow live

• Estimated rent: $929 high
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $129/yr
• Insurance: −$4
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $619

Break-even live

Break-even rent $146

Max offer price $8,600

Occupancy floor 28%

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: $2,150
• Closing costs: $258
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.85mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.98mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	13d	1	1.04mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	13d	1	1.13mi
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	7d	1	1.37mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	13d	1	1.41mi

Listing history 36 events

1. 2026-06-18
   days on market $8,600 Active 246 DOM
2. 2026-06-17
   days on market $8,600 Active 245 DOM
3. 2026-06-16
   days on market $8,600 Active 244 DOM
4. 2026-06-15
   days on market $8,600 Active 243 DOM
5. 2026-06-14
   days on market $8,600 Active 241 DOM
6. 2026-06-13
   days on market $8,600 Active 240 DOM
7. 2026-06-10
   days on market $8,600 Active 238 DOM
8. 2026-06-09
   days on market $8,600 Active 237 DOM
9. 2026-06-08
   days on market $8,600 Active 236 DOM
10. 2026-06-07
    days on market $8,600 Active 235 DOM
11. 2026-06-05
    days on market $8,600 Active 232 DOM
12. 2026-06-03
    days on market $8,600 Active 231 DOM
13. 2026-06-02
    days on market $8,600 Active 230 DOM
14. 2026-06-01
    days on market $8,600 Active 229 DOM
15. 2026-05-31
    days on market $8,600 Active 228 DOM
16. 2026-05-30
    days on market $8,600 Active 227 DOM
17. 2026-02-05
    price $8,600 395-char remark

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

18. 2026-02-04
    price $8,600
19. 2025-11-27
    price $8,900 395-char remark

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

20. 2025-11-26
    price $8,900
21. 2025-11-12
    price $9,900 395-char remark

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

22. 2025-11-11
    price $9,900
23. 2025-11-07
    price $10,900 395-char remark

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

24. 2025-11-07
    price $10,900

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

25. 2025-10-15
    listed $11,900 Active 395-char remark

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

26. 2025-10-15
    listed $11,900 Active

    Show marketing remark (395 chars)

    AFFORDABLE OPPORTUNITY! Looking for a home you can make your own? This property is full of potential for a first-time buyer or handy homeowner. Enjoy a spacious yard, covered porch, and wheelchair-accessible ramp. With a little work, this could be a great place to call home! Sold as-is - bring your ideas and make it yours! A licensed Michigan realtor must be present for all showings. BATVAI

27. 2024-09-07
    historical
28. 2024-09-06
    historical
29. 2024-09-02
    status Active
30. 2024-09-02
    status Active
31. 2024-07-31
    status Pending
32. 2024-07-31
    status Pending
33. 2024-05-29
    price $15,000
34. 2024-05-28
    price $15,000
35. 2024-02-01
    listed $19,000 Active
36. 2024-02-01
    listed $19,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $11,151
• − Mortgage interest: −$482
• − Property taxes: −$129
• − Insurance: −$710
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$250
• Taxable income: $7,796
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $5,558/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

-54.7% since first listed

20 events — show timeline

• 2026-02-05 Price Changed $8,600 MiRealSource-MiMLS
• 2026-02-04 Price Changed $8,600 REALCOMP
• 2025-11-27 Price Changed $8,900 MiRealSource-MiMLS
• 2025-11-26 Price Changed $8,900 REALCOMP
• 2025-11-12 Price Changed $9,900 MiRealSource-MiMLS
• 2025-11-11 Price Changed $9,900 REALCOMP
• 2025-11-07 Price Changed $10,900 MiRealSource-MiMLS
• 2025-11-07 Price Changed $10,900 REALCOMP
• 2025-10-15 Listed $11,900 REALCOMP
• 2025-10-15 Listed $11,900 MiRealSource-MiMLS
• 2024-09-07 Listing Removed — MiRealSource-MiMLS
• 2024-09-06 Listing Removed — REALCOMP
• 2024-09-02 Relisted — REALCOMP
• 2024-09-02 Relisted — MiRealSource-MiMLS
• 2024-07-31 Pending — REALCOMP
• 2024-07-31 Pending — MiRealSource-MiMLS
• 2024-05-29 Price Changed $15,000 MiRealSource-MiMLS
• 2024-05-28 Price Changed $15,000 REALCOMP
• 2024-02-01 Listed $19,000 MiRealSource-MiMLS
• 2024-02-01 Listed $19,000 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $871 · +1.5% YoY. Source: county tax records.