1358 Donovan St · Burton, MI 48529

$105,900

2 bd · 1.0 ba · 528 sqft · SingleFamily · 12 Days on market

Built 1955 4,792 sqft lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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

Looking for that perfect starter home? look no further! this home has been fully stripped to its studs and rebuilt! all permitted work includes Wiring from pole, service to panel and all new wiring, Plumbing, Hvac, new Drywall, flooring, Kitchen, and bathroom on the exterior Stone was added along with new vinyl siding and roof. Make an appointment today, this home checks all the boxes!!

Key facts

• New drywall
• New plumbing
• New kitchen

Tags

• NEW WIRING
• NEW PLUMBING
• NEW DRYWALL
• NEW FLOORING
• NEW KITCHEN
• NEW BATHROOM

Property features AI

Finance

• Other: Residential property in EAST/CENTRAL association area
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stone and vinyl siding exterior; Slab foundation; Built area above grade: 528 square feet
• Exterior features: Lot approximately 46 x 100 (0.11 acres); Subdivision: BAKER PARK 1; Cross streets: Grand Traverse and Bristol

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $44 ($524/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (14.1% below list).
• Recommended offer: $91k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% 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, crime F, amenities 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.
• Zoned schools: Bendle Middle School (math 5% / reading 27%, grade F, #447 of 493 statewide, top 91%, 230 students, 91% FRL); Bendle High School (math 5% / reading 34%, grade F, #611 of 713 statewide, top 87%, 317 students, 90% FRL).
• Market conditions: 54 active listings in the ZIP; 6 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 $732 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,936 (14.1% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $49,104
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 Wells St	0.41mi	2/1.0	535 (+1%)	5mo	$12,000	$22	74
1410 Norton St	0.18mi	1/1.0 (-1)	572 (+8%)	9mo	$49,900	$87	65
1453 James St	0.19mi	1/1.0 (-1)	500 (-5%)	18mo	$76,000	$152	62
1360 James St	0.05mi	2/1.0	598 (+13%)	22mo	$75,750	$127	58
2117 E Buder Ave	0.74mi	2/1.0	528 (0%)	10mo	$48,000	$91	57
1481 Norton St	0.30mi	2/1.0	560 (+6%)	22mo	$52,000	$93	57
1245 E Decamp St St	0.31mi	2/1.0	578 (+10%)	20mo	$53,500	$93	53
1356 Connell St	0.15mi	3/1.0 (+1)	600 (+14%)	17mo	$87,626	$146	51
818 Markham St	0.59mi	2/1.0	480 (-9%)	22mo	$28,000	$58	39

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-14,399
• Equity at exit: $15,790

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-9,043
• Equity at exit: $9,156

Cash invested: $29,652 (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: 54
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $909 high
• Mortgage (P&I): −$555
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $44

Break-even live

Break-even rent $854

Max offer price $105,900

Occupancy floor 90%

Sensitivity live

Price	-10% $104	-5% $74	+0% $44	+5% $14	+10% $-16
Rent	-10% $-28	-5% $8	+0% $44	+5% $80	+10% $116
Rate	-1.0pp $97	-0.5pp $71	base $44	+0.5pp $16	+1.0pp $-12

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	15d	19	0.48mi
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	15d	1	0.74mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	15d	1	0.86mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	22d	1	1.35mi
5800 Maplebrook Ln Flint, MI	1.0–3.0	1.0–1.5	837	$1,245	$1.49	15d	70	1.39mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	22d	1	1.41mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $105,900 Pending 12 DOM
2. 2026-06-05
   days on market $105,900 Active 11 DOM
3. 2026-06-03
   days on market $105,900 Active 10 DOM
4. 2026-06-02
   days on market $105,900 Active 9 DOM
5. 2026-06-01
   days on market $105,900 Active 8 DOM
6. 2026-05-31
   days on market $105,900 Active 7 DOM
7. 2026-05-30
   days on market $105,900 Active 6 DOM
8. 2026-05-24
   listed $114,900 Active

   Show marketing remark (390 chars)

   Looking for that perfect starter home? look no further! this home has been fully stripped to its studs and rebuilt! all permitted work includes Wiring from pole, service to panel and all new wiring, Plumbing, Hvac, new Drywall, flooring, Kitchen, and bathroom on the exterior Stone was added along with new vinyl siding and roof. Make an appointment today, this home checks all the boxes!!

9. 2026-05-24
   listed $114,900 Active 390-char remark

   Show marketing remark (390 chars)

   Looking for that perfect starter home? look no further! this home has been fully stripped to its studs and rebuilt! all permitted work includes Wiring from pole, service to panel and all new wiring, Plumbing, Hvac, new Drywall, flooring, Kitchen, and bathroom on the exterior Stone was added along with new vinyl siding and roof. Make an appointment today, this home checks all the boxes!!

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$364/yr (+$30/mo · 40.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $10,912
• − Mortgage interest: −$5,932
• − Property taxes: −$903
• − Insurance: −$530
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$3,081
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $831/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

+0.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $114,900 REALCOMP
• 2026-05-24 Listed $114,900 MiRealSource-MiMLS

Property tax history

+0.8%/yr

Latest (2024): $903 · +4.0% YoY. Source: county tax records.