2557 Montana Ave · Bridgeport, MI 48601

$59,000

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 27 Days on market

Built 1948 0.35 ac 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 +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This would make a great bachelor pad or starter home. Compact, but very well maintained. The Living room has carpet, but under carpet is hard wood flooring. Both bedrooms have hard wood flooring. The large lot and 1/2 has a two and 1/2 car garage, shed, and a fenced in yard. Just needs two entrance gates installed, for garage entrance and the car port side. There is a covered porch in the back, a car port on one side. This home is an estate, but the daughter answered as well as she could on the sellers disclosures.

Key facts

• Covered porch
• Hard wood flooring
• Car port

Tags

• HARD WOOD FLOORING
• FENCED IN YARD
• COVERED PORCH
• CAR PORT

Property features AI

Exterior

• Parking: Detached garage (24 x 24), about 2.5 parking spaces
• Utilities: Public water; Public sanitary sewer; Natural gas service
• Home design: Residential, 1-story home built in 1948; Entry and main living on first floor
• Construction: Aluminum and vinyl siding; Crawlspace foundation
• Exterior features: Large lot with 65+ ft frontage; Road frontage

Interior

• Kitchen: First-floor kitchen (approx. 11 x 10) with vinyl flooring
• Bedrooms: Two first-floor bedrooms with wood flooring (approx. 9 x 9 and 8 x 9)
• Flooring: Wood flooring in bedrooms; Carpet in living room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on the first floor (approx. 5 x 6)
• Heating & cooling: Natural gas fuel; Wall heating; Window AC unit(s)
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 6.3% in Bridgeport — 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 57/100 on livability (#638 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, schools F.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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 D 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: 1.51% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.98%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $13,198
• Equity at exit: $8,797

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $40,729
• Equity at exit: $5,101

Cash invested: $16,520 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $358

Break-even live

Break-even rent $438

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $59,000 Active 27 DOM
2. 2026-06-17
   days on market $59,000 Active 26 DOM
3. 2026-06-16
   days on market $59,000 Active 25 DOM
4. 2026-06-15
   days on market $59,000 Active 24 DOM
5. 2026-06-13
   days on market $59,000 Active 22 DOM
6. 2026-06-12
   days on market $59,000 Active 21 DOM
7. 2026-06-09
   days on market $59,000 Active 18 DOM
8. 2026-06-08
   days on market $59,000 Active 17 DOM
9. 2026-06-07
   days on market $59,000 Active 16 DOM
10. 2026-06-07
    days on market $59,000 Active 15 DOM
11. 2026-06-04
    days on market $59,000 Active 12 DOM
12. 2026-06-02
    pricedays on market $59,000 Active 11 DOM
13. 2026-06-01
    days on market $69,000 Active 10 DOM
14. 2026-05-31
    days on market $69,000 Active 9 DOM
15. 2026-05-31
    days on market $69,000 Active 8 DOM
16. 2026-05-22
    listed $69,000 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: $144 · $12/mo
• Projected year-2 tax: $526 · $44/mo
• Expected delta: +$382/yr (+$32/mo · 264.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,689
• − Mortgage interest: −$3,305
• − Property taxes: −$144
• − Insurance: −$295
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$1,716
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $3,448/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 of 540 in MI

Livability — Bridgeport

• Score: 57/100
• State rank: #638
• US rank: #21636

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeport, MI
• Population (ZIP): 32,069

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 27% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.46%
• Current HPI: 197.3359
• 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

1 event — show timeline

• 2026-05-22 Listed $69,000 MiRealSource-MiMLS

Property tax history

-11.4%/yr

Latest (2025): $144 · -82.9% YoY. Source: county tax records.