1420 Mintola Ave · Swartz Creek, MI 48532

$135,000

2 bd · 1.0 ba · 810 sqft · SingleFamily · 10 Days on market

Built 1945 0.51 ac lot Est $113k · 20% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! 1420 Mintola Avenue has had ALL the high dollar updates completed. $$$ There are virtually no concerns for decades! Updated Roof, Boiler, Windows, Siding, Flooring. New garage that still smells like lumber, and a freshly poured concrete driveway and rebuilt front porch. Tuck your vehicle into the garage, (built to accept trucks), and remotely shut the door. The space will accommodate a workbench and lawn equipment. 3 season room allows for watching the neighborhood without insects. Mindfully updated, while holding onto character from the past. Bedrooms have hardwood floors and the walls are still plaster. Laundry appliances included in open, clean basement. Large lot for outdoor activities. Located on a quiet road with little traffic, you'll feel right at home. Easy access to I75 and shopping. Should Pass FHA or VA with a minimum of conditions, if any. Property listed as coming soon until Wednesday 5/20, Showings begin 5/21 and seller will wait to review offers until after Memorial Day weekend, Wednesday 5/27 @ 6pm. This allows prospective buyers opportunity to see the house without cancelling after school activities or taking time off work. It won't go pending the 2nd day on market! Please make your best offer.

Key facts

• 0.51 acre lot
• Garage
• Built 1945

Property features AI

Finance

• Other: Residential property subtype: Single Family Residence
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (1 garage space)
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation; Built area above grade: 810 (units provided separately)
• Exterior features: Lot approximately 80 x 279 (0.51 acres); No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; No cooling
• Interior features: Gas water heater; Basement with block construction
• Laundry & utility: No laundry information provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $77 ($929/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 $132k (2.1% below list).
• Recommended offer: $132k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.9% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Carman-Ainsworth Community Schools (suburban): math 12% / reading 28% proficiency, ranked #468 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carmanainsworth Middle School (math 8% / reading 25%, grade F, #444 of 493 statewide, top 90%, 690 students, 91% FRL) — zoned schools average 91% FRL vs 64% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $933 of loan paydown is wiped out by about $4k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $28k; list at $135k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,119 (2.1% below list)

Questions for the listing agent

1. Built in 1945 — 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 D-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. 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?
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: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $112,590
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Grassmere Ave	0.12mi	3/1.0 (+1)	800 (-1%)	4mo	$130,000	$163	85
2017 Noble Ave	0.42mi	2/1.0	864 (+7%)	10mo	$119,900	$139	61
2064 Bernice Ave	0.41mi	2/1.0	864 (+7%)	20mo	$47,500	$55	53
5290 Brobeck St	0.64mi	3/1.0 (+1)	900 (+11%)	3mo	$101,500	$113	44
5390 Brobeck St	0.55mi	3/1.0 (+1)	904 (+12%)	14mo	$159,000	$176	38
5237 Dania St	0.70mi	3/1.0 (+1)	912 (+13%)	15mo	$116,000	$127	29

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-16,902
• Equity at exit: $20,129

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-8,202
• Equity at exit: $11,672

Cash invested: $37,800 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 122
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $77

Break-even live

Break-even rent $1,223

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $116	+0% $77	+5% $39	+10% $1
Rent	-10% $-27	-5% $25	+0% $77	+5% $130	+10% $182
Rate	-1.0pp $145	-0.5pp $112	base $77	+0.5pp $42	+1.0pp $7

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5476 Westchester Dr Flint, MI	3.0	1.0	1002	$1,565	$1.56	15d	1	0.43mi
1171 Ramsgate Rd Flint Twp, MI	1.0–2.0	1.0–2.0	885	$1,135	$1.28	15d	8	0.88mi
1415 S Linden Rd Flint, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	1.00mi

Listing history 9 events

1. 2026-05-31
   status $135,000 Pending 10 DOM

   Show marketing remark (1236 chars)

   WOW! 1420 Mintola Avenue has had ALL the high dollar updates completed. $$$ There are virtually no concerns for decades! Updated Roof, Boiler, Windows, Siding, Flooring. New garage that still smells like lumber, and a freshly poured concrete driveway and rebuilt front porch. Tuck your vehicle into the garage, (built to accept trucks), and remotely shut the door. The space will accommodate a workbench and lawn equipment. 3 season room allows for watching the neighborhood without insects. Mindfully updated, while holding onto character from the past. Bedrooms have hardwood floors and the walls are still plaster. Laundry appliances included in open, clean basement. Large lot for outdoor activities. Located on a quiet road with little traffic, you'll feel right at home. Easy access to I75 and shopping. Should Pass FHA or VA with a minimum of conditions, if any. Property listed as coming soon until Wednesday 5/20, Showings begin 5/21 and seller will wait to review offers until after Memorial Day weekend, Wednesday 5/27 @ 6pm. This allows prospective buyers opportunity to see the house without cancelling after school activities or taking time off work. It won't go pending the 2nd day on market! Please make your best offer.

2. 2026-05-31
   days on market $135,000 Active 10 DOM

   Show marketing remark (1236 chars)

   WOW! 1420 Mintola Avenue has had ALL the high dollar updates completed. $$$ There are virtually no concerns for decades! Updated Roof, Boiler, Windows, Siding, Flooring. New garage that still smells like lumber, and a freshly poured concrete driveway and rebuilt front porch. Tuck your vehicle into the garage, (built to accept trucks), and remotely shut the door. The space will accommodate a workbench and lawn equipment. 3 season room allows for watching the neighborhood without insects. Mindfully updated, while holding onto character from the past. Bedrooms have hardwood floors and the walls are still plaster. Laundry appliances included in open, clean basement. Large lot for outdoor activities. Located on a quiet road with little traffic, you'll feel right at home. Easy access to I75 and shopping. Should Pass FHA or VA with a minimum of conditions, if any. Property listed as coming soon until Wednesday 5/20, Showings begin 5/21 and seller will wait to review offers until after Memorial Day weekend, Wednesday 5/27 @ 6pm. This allows prospective buyers opportunity to see the house without cancelling after school activities or taking time off work. It won't go pending the 2nd day on market! Please make your best offer.

3. 2026-05-30
   days on market $135,000 Active 9 DOM
4. 2026-05-14
   historical $135,000 1230-char remark

   Show marketing remark (1236 chars)

   WOW! 1420 Mintola Avenue has had ALL the high dollar updates completed. $$$ There are virtually no concerns for decades! Updated Roof, Boiler, Windows, Siding, Flooring. New garage that still smells like lumber, and a freshly poured concrete driveway and rebuilt front porch. Tuck your vehicle into the garage, (built to accept trucks), and remotely shut the door. The space will accommodate a workbench and lawn equipment. 3 season room allows for watching the neighborhood without insects. Mindfully updated, while holding onto character from the past. Bedrooms have hardwood floors and the walls are still plaster. Laundry appliances included in open, clean basement. Large lot for outdoor activities. Located on a quiet road with little traffic, you'll feel right at home. Easy access to I75 and shopping. Should Pass FHA or VA with a minimum of conditions, if any. Property listed as coming soon until Wednesday 5/20, Showings begin 5/21 and seller will wait to review offers until after Memorial Day weekend, Wednesday 5/27 @ 6pm. This allows prospective buyers opportunity to see the house without cancelling after school activities or taking time off work. It won't go pending the 2nd day on market! Please make your best offer.

5. 2013-05-03
   soldstatus $28,000

   Show marketing remark (181 chars)

   Cute, Clean and Ready to Move Into! Nice location with easy access to shopping, expressways and schools. Large lot, partially fenced, mature trees, storage shed and detached garage.

6. 2013-05-03
   soldstatus $28,000

   Show marketing remark (181 chars)

   Cute, Clean and Ready to Move Into! Nice location with easy access to shopping, expressways and schools. Large lot, partially fenced, mature trees, storage shed and detached garage.

7. 2013-04-16
   historical
8. 2012-10-30
   listed $32,500

   Show marketing remark (181 chars)

   Cute, Clean and Ready to Move Into! Nice location with easy access to shopping, expressways and schools. Large lot, partially fenced, mature trees, storage shed and detached garage.

9. 2012-10-30
   listed $32,500

   Show marketing remark (181 chars)

   Cute, Clean and Ready to Move Into! Nice location with easy access to shopping, expressways and schools. Large lot, partially fenced, mature trees, storage shed and detached garage.

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,854
• − Mortgage interest: −$7,562
• − Property taxes: −$2,425
• − Insurance: −$675
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,927
• Taxable loss: −$1,272
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,235/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: Carman-Ainsworth Community Schools
• NCES district ID: 2607890
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $39,394
• Composite: 16.84/100
• National rank: #9149
• State rank: #468 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,339
• Population (ZIP): 19,750

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% 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: ▼ -82.08%
• Current HPI: 202.407
• 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

+315.4% since first listed

10 events — show timeline

• 2026-05-31 Pending — REALCOMP
• 2026-05-31 Pending — MiRealSource-MiMLS
• 2026-05-21 Listed $135,000 REALCOMP
• 2026-05-21 Listed $135,000 MiRealSource-MiMLS
• 2026-05-14 Coming Soon $135,000 MiRealSource-MiMLS
• 2013-05-03 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2013-05-03 Sold (MLS) $28,000 REALCOMP
• 2013-04-16 Listing Removed — MiRealSource-MiMLS
• 2012-10-30 Listed $32,500 MiRealSource-MiMLS
• 2012-10-30 Listed $32,500 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $2,425 · +8.9% YoY. Source: county tax records.