256 Fox Chase Blvd · Grand Blanc, MI 48439

$74,999

3 bd · 2.0 ba · 1,904 sqft · Other · 98 Days on market

Built 2001 $720/mo HOA · 44% of rent ↓ 21% since listing

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Why this score? — see what drove the C- 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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

Key facts

• Open floor plan
• Walk-in closet
• Gas fireplace

Tags

• GAS FIREPLACE
• PRIVATE EN-SUITE BATHROOM
• WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM
• ADJACENT DINING AREA
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $46 ($556/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.4% in Grand Blanc — 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 82/100 on livability (#56 in MI, #1,077 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Grand Blanc Community Schools (suburban): math 33% / reading 54% proficiency, ranked #149 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 434 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $68,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.17% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.79% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-2,300
• Equity at exit: $11,183

10-year hold

• IRR: 14.1%
• Equity multiple: 2.54×
• Total profit: $32,252
• Equity at exit: $6,485

Cash invested: $21,000 (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 48439

• Rents YoY: 6.8%
• Active inventory: 434
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$720
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $46

Break-even live

Break-even rent $1,567

Max offer price $74,999

Occupancy floor 92%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8225 Embury Rd Grand Blanc, MI	2.0–4.0	2.0	1368	$1,399	$1.02	14d	1	0.43mi

HOA detail

• Monthly dues: $720 · $8,640/yr
• Likely covers: gas

Listing history 18 events

1. 2026-04-13
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

2. 2026-04-13
   status Pending

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

3. 2026-04-08
   price $74,999 950-char remark

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

4. 2026-04-08
   price $74,999

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

5. 2026-03-13
   price $79,900 950-char remark

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

6. 2026-03-13
   price $79,900

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

7. 2026-01-05
   listed $80,000 Active

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

8. 2026-01-05
   listed $80,000 Active 950-char remark

   Show marketing remark (950 chars)

   Welcome to 256 Fox Chase, located in the highly sought-after community of Grand Blanc. This well-maintained 3-bedroom, 2-bathroom ranch-style residence offers 1,904 square feet of thoughtfully designed living space, ideal for comfortable everyday living and entertaining. The home features a spacious and open floor plan, highlighted by a central living area with a gas fireplace, creating a warm and inviting atmosphere. The kitchen is well-appointed with ample cabinetry, generous counter space, and an adjacent dining area that overlooks the backyard. The primary suite includes a private en-suite bathroom and a walk-in closet, while two additional bedrooms offer flexibility for guests, family, or a home office. A second full bathroom and a dedicated laundry room add to the home's overall functionality. This property presents an excellent opportunity to own a spacious, move-in ready home in one of Grand Blanc's most desirable neighborhoods.

9. 2026-01-01
   historical
10. 2026-01-01
    historical
11. 2025-12-08
    price $80,000
12. 2025-12-08
    price $80,000
13. 2025-11-03
    price $83,000
14. 2025-11-03
    price $83,000
15. 2025-10-13
    price $89,900
16. 2025-10-13
    price $89,900
17. 2025-09-08
    listed $94,900 Active
18. 2025-09-08
    listed $94,900 Active

ⓘ 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: $19,513
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − HOA: −$8,640
• − Depreciation: −$2,182
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $587/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: Grand Blanc Community Schools
• NCES district ID: 2616350
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $59,691
• Composite: 38.24/100
• National rank: #4243
• State rank: #149 of 540 in MI

Livability — Grand Blanc

• Score: 82/100
• State rank: #56
• US rank: #1077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 51,900
• Metro: Flint, MI
• Population (ZIP): 51,900
• Household income: $88,490
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 864.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Other Indo-European 1% Chinese 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: ▼ -193.17%
• Current HPI: 216.3543
• Rent YoY: ▲ 6.79%
• Metro: Flint, MI
• 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

-21.0% since first listed

18 events — show timeline

• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-08 Price Changed $74,999 MiRealSource-MiMLS
• 2026-04-08 Price Changed $74,999 REALCOMP
• 2026-03-13 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-13 Price Changed $79,900 REALCOMP
• 2026-01-05 Listed $80,000 REALCOMP
• 2026-01-05 Listed $80,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-08 Price Changed $80,000 MiRealSource-MiMLS
• 2025-12-08 Price Changed $80,000 REALCOMP
• 2025-11-03 Price Changed $83,000 MiRealSource-MiMLS
• 2025-11-03 Price Changed $83,000 REALCOMP
• 2025-10-13 Price Changed $89,900 MiRealSource-MiMLS
• 2025-10-13 Price Changed $89,900 REALCOMP
• 2025-09-08 Listed $94,900 REALCOMP
• 2025-09-08 Listed $94,900 MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $76 · +2.7% YoY. Source: county tax records.