29780 Flushing Court Ct · Chesterfield, MI 48051

$25,900

3 bd · 2.0 ba · 960 sqft · SingleFamily · 40 Days on market

Built 2001 Fair condition $27/sqft · 58% below area $753/mo HOA · 51% of rent ↓ 13% 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
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Carriage Way Community. Located in Chesterfield Township in the Lanse Creuse School District. This Well maintained 3 bedroom, 2 full bath home offers low maintenance living. Located near the Club house. The Club house offers a reception area for parties and an inground pool. Two Parks for residents only. The Quality Skyline home offers an open concept layout. Large Livingroom/ dining area. Kitchen includes all appliances (Stove, dishwasher, refrigerator and microwave). Central Air . Large private bathroom with tub and separate shower off Primary Bedroom. 2nd Bathroom in hall to service the 2 other bedrooms. Washer and Dryer in Utility room. Shed for recreational or garden tools. This home is truly move-in ready. Room sizes are estimated, not guaranteed.

Key facts

• Two parks
• Inground pool
• Club house

Tags

• CARRIAGE WAY COMMUNITY
• LANSE CREUSE SCHOOL DISTRICT
• CLUB HOUSE
• INGROUND POOL
• TWO PARKS
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Other: Located north of 23 Mile Rd and west of Gratiot (cross streets: 23 Mile Rd and Gratiot)
• HOA & community: Homeowners association with a monthly fee of $753; Community pool

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground level entry with steps
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Community pool; Paved road access; Irregular‑shaped lot

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing electric oven; Free‑standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Total of 5 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $26k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $25,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.67% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 1.5

CMA / ARV

• ARV (median comp): $62,297
• List price: $25,900
• Delta: -58.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29991 Charleston Ct	0.18mi	3/2.0	952 (-1%)	10mo	$28,000	$29	82

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: 34.8%
• Equity multiple: 2.49×
• Total profit: $10,805
• Equity at exit: $3,862

10-year hold

• IRR: 42.1%
• Equity multiple: 5.15×
• Total profit: $30,073
• Equity at exit: $2,239

Cash invested: $7,252 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 140
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $388/yr
• Insurance: −$11
• HOA: −$753
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $228

Break-even live

Break-even rent $1,180

Max offer price $25,900

Occupancy floor 79%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.05mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	43d	1	0.05mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	43d	1	0.07mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	1d	1	0.12mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	1d	1	0.13mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.13mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.16mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	1d	1	0.20mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	1d	1	0.61mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	1d	5	1.10mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	43d	1	1.32mi

HOA detail

• Monthly dues: $753 · $9,036/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $25,900 Active 40 DOM
2. 2026-06-17
   price $25,900 Active 39 DOM

   Show marketing remark (774 chars)

   Welcome to Carriage Way Community. Located in Chesterfield Township in the Lanse Creuse School District. This Well maintained 3 bedroom, 2 full bath home offers low maintenance living. Located near the Club house. The Club house offers a reception area for parties and an inground pool. Two Parks for residents only. The Quality Skyline home offers an open concept layout. Large Livingroom/ dining area. Kitchen includes all appliances (Stove, dishwasher, refrigerator and microwave). Central Air . Large private bathroom with tub and separate shower off Primary Bedroom. 2nd Bathroom in hall to service the 2 other bedrooms. Washer and Dryer in Utility room. Shed for recreational or garden tools. This home is truly move-in ready. Room sizes are estimated, not guaranteed.

3. 2026-06-17
   days on market $29,900 Active 39 DOM

   Show marketing remark (774 chars)

   Welcome to Carriage Way Community. Located in Chesterfield Township in the Lanse Creuse School District. This Well maintained 3 bedroom, 2 full bath home offers low maintenance living. Located near the Club house. The Club house offers a reception area for parties and an inground pool. Two Parks for residents only. The Quality Skyline home offers an open concept layout. Large Livingroom/ dining area. Kitchen includes all appliances (Stove, dishwasher, refrigerator and microwave). Central Air . Large private bathroom with tub and separate shower off Primary Bedroom. 2nd Bathroom in hall to service the 2 other bedrooms. Washer and Dryer in Utility room. Shed for recreational or garden tools. This home is truly move-in ready. Room sizes are estimated, not guaranteed.

4. 2026-06-16
   days on market $29,900 Active 38 DOM
5. 2026-06-15
   days on market $29,900 Active 37 DOM
6. 2026-06-13
   days on market $29,900 Active 35 DOM
7. 2026-06-13
   days on market $29,900 Active 34 DOM
8. 2026-06-09
   days on market $29,900 Active 31 DOM
9. 2026-06-08
   days on market $29,900 Active 30 DOM
10. 2026-06-07
    days on market $29,900 Active 29 DOM
11. 2026-06-04
    days on market $29,900 Active 26 DOM
12. 2026-06-03
    days on market $29,900 Active 25 DOM
13. 2026-06-02
    days on market $29,900 Active 24 DOM
14. 2026-06-01
    days on market $29,900 Active 23 DOM
15. 2026-05-31
    days on market $29,900 Active 22 DOM
16. 2026-05-09
    listed $29,900 Active 776-char remark

    Show marketing remark (774 chars)

    Welcome to Carriage Way Community. Located in Chesterfield Township in the Lanse Creuse School District. This Well maintained 3 bedroom, 2 full bath home offers low maintenance living. Located near the Club house. The Club house offers a reception area for parties and an inground pool. Two Parks for residents only. The Quality Skyline home offers an open concept layout. Large Livingroom/ dining area. Kitchen includes all appliances (Stove, dishwasher, refrigerator and microwave). Central Air . Large private bathroom with tub and separate shower off Primary Bedroom. 2nd Bathroom in hall to service the 2 other bedrooms. Washer and Dryer in Utility room. Shed for recreational or garden tools. This home is truly move-in ready. Room sizes are estimated, not guaranteed.

17. 2026-05-09
    listed $29,900 Active 774-char remark

    Show marketing remark (774 chars)

    Welcome to Carriage Way Community. Located in Chesterfield Township in the Lanse Creuse School District. This Well maintained 3 bedroom, 2 full bath home offers low maintenance living. Located near the Club house. The Club house offers a reception area for parties and an inground pool. Two Parks for residents only. The Quality Skyline home offers an open concept layout. Large Livingroom/ dining area. Kitchen includes all appliances (Stove, dishwasher, refrigerator and microwave). Central Air . Large private bathroom with tub and separate shower off Primary Bedroom. 2nd Bathroom in hall to service the 2 other bedrooms. Washer and Dryer in Utility room. Shed for recreational or garden tools. This home is truly move-in ready. Room sizes are estimated, not guaranteed.

ⓘ 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: $17,619
• − Mortgage interest: −$1,451
• − Property taxes: −$388
• − Insurance: −$130
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − HOA: −$9,036
• − Depreciation: −$753
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $2,005/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 · 16 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its appearance and functionality, with a focus on the kitchen and bathrooms. Upgrades in these areas can significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Bathroom fixtures — Standard but dated fixtures.
• Minor Exterior siding — Some minor wear, but no major damage.
• Minor Paint — Faded in some areas, could be refreshed.
• Minor Landscaping — Overgrown areas, could be trimmed and landscaped.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and aesthetic appeal.
• Both Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic appeal.
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Standard but dated fixtures.	Moderate	$3,000–15,000
Exterior siding · Some minor wear, but no major damage.	Minor	$500–3,000
Paint · Faded in some areas, could be refreshed.	Minor	$500–3,000
Landscaping · Overgrown areas, could be trimmed and landscaped.	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic appeal. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and add value to the property. ↑

ⓘ 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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — Chesterfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 40,302
• Population (ZIP): 17,716

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.06%
• Current HPI: 210.6017
• 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

-13.4% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $25,900 MiRealSource-MiMLS
• 2026-06-17 Price Changed $25,900 REALCOMP
• 2026-05-09 Listed $29,900 REALCOMP
• 2026-05-09 Listed $29,900 MiRealSource-MiMLS