149 Creekwood Cir · Linden, MI 48451

$259,900

3 bd · 2.0 ba · 1,402 sqft · Condo · 35 Days on market

Built 1997 Good condition $185/sqft · 9% below area Est $287k · 9% under $250/mo HOA · 10% of rent ↓ 7% 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).

• ARV discount +11.7/15.0
• Cash flow +10.1/30.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

Key facts

• $250 HOA
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (7.8% below list).
• Recommended offer: $238k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 1.8% in Linden — 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 (#170 in MI, #4,456 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hyatt Elementary (math 52% / reading 57%, grade C, #276 of 1,397 statewide, top 22%, 379 students, 35% FRL); Linden Middle School (math 36% / reading 52%, grade D, #173 of 493 statewide, top 36%, 583 students, 31% FRL); Linden High School (math 37% / reading 62%, grade D, #154 of 713 statewide, top 25%, 852 students, 26% FRL).
• Market conditions: 223 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 35 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,607 (8.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $286,713
• List price: $259,900
• Delta: -9.35%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-51,737
• Equity at exit: $38,752

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-56,916
• Equity at exit: $22,471

Cash invested: $72,772 (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 48451

• Active inventory: 223
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$250
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-154

Break-even live

Break-even rent $2,590

Max offer price $237,607

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-64	+0% $-154	+5% $-244	+10% $-334
Rent	-10% $-343	-5% $-249	+0% $-154	+5% $-59	+10% $35
Rate	-1.0pp $-23	-0.5pp $-88	base $-154	+0.5pp $-221	+1.0pp $-290

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16530 Bedington Dr Linden, MI	3.0	2.0	1736	$2,395	$1.38	6d	1	1.01mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-13
   status Pending 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

2. 2026-05-13
   status Pending 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

3. 2026-05-03
   price $259,900 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

4. 2026-05-03
   price $259,900 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

5. 2026-04-20
   price $269,900 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

6. 2026-04-20
   price $269,900 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

7. 2026-04-08
   listed $279,900 Active 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

8. 2026-04-08
   listed $279,900 Active 530-char remark

   Show marketing remark (530 chars)

   Motivated seller welcomes all offers to this beautifully maintained 3-bedroom, 2 full bath open-concept condo in the heart of downtown Linden. Thoughtfully designed with wider doorways and a flowing layout, this home offers both comfort and accessibility. Enjoy the bright Florida room with thermal windows-perfect for relaxing year-round. The unfinished basement is already plumbed for an additional bathroom, offering endless potential for added living space. Clean, move-in ready, and ideally located-come make this home yours!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,740
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$3,000
• − Depreciation: −$7,561
• Taxable loss: −$6,176
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-367/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse in downtown Linden offers a good condition with cosmetic updates and potential for value enhancement through minor improvements.

Repairs flagged

• Minor Paint — Neutral paint, no visible damage
• Minor Landscaping — Well-maintained landscaping

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Landscaping upgrade — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Neutral paint, no visible damage	Minor	$500–3,000
Landscaping · Well-maintained landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Landscaping upgrade — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Linden

• Score: 74/100
• State rank: #170
• US rank: #4456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, MI
• Population (ZIP): 15,993

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 2% 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: ▼ -218.03%
• Current HPI: 260.4332
• 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

-7.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-03 Price Changed $259,900 MiRealSource-MiMLS
• 2026-05-03 Price Changed $259,900 REALCOMP
• 2026-04-20 Price Changed $269,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $269,900 REALCOMP
• 2026-04-08 Listed $279,900 REALCOMP
• 2026-04-08 Listed $279,900 MiRealSource-MiMLS