1930 Chelan St E · Flint, MI 48503

$124,999

4 bd · 1.5 ba · 1,638 sqft · SingleFamily public records · 2 Days on market

Built 1955 0.29 ac lot Est $118k · 6% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Circuit breaker electric panel; Cable available; Public sewer available; Public water available
• Home design: Single-family residence; One level; Ground-level entry; Aluminum siding construction
• Construction: Asphalt roof
• Exterior features: Awning(s); Basketball court; Patio; Fenced yard; Paved road access

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Living room fireplace; Crawl space basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.0% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+12.3%/yr); 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 38% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $15k; list at $125k implies a 739% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,999

Questions for the listing agent

1. Built in 1955 — 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 F 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: 1.13% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Whittlesey St	0.16mi	3/1.0 (-1)	1,642 (+0%)	2mo	$134,900	$82	83
1930 Whittlesey St	0.06mi	3/1.5 (-1)	1,679 (+2%)	10mo	$70,000	$42	80
2033 Seymour Ave	0.18mi	3/1.5 (-1)	1,398 (-15%)	3mo	$35,000	$25	59
2052 Mcphail St	0.17mi	3/1.5 (-1)	1,740 (+6%)	21mo	$125,000	$72	59
2040 Chelan St	0.13mi	3/2.0 (-1)	1,801 (+10%)	19mo	$80,000	$44	55
1814 Jasmine Ave Ave	0.72mi	4/2.0	1,666 (+2%)	12mo	$60,000	$36	52
1505 Kensington Ave	0.59mi	3/1.5 (-1)	1,688 (+3%)	16mo	$106,500	$63	50
1513 Brookwood Ave	0.69mi	4/1.5	1,845 (+13%)	8mo	$212,500	$115	40
1930 Hosler St	0.67mi	3/1.0 (-1)	1,465 (-11%)	14mo	$128,000	$87	33
707 Country Club Ln	0.73mi	3/2.5 (-1)	1,784 (+9%)	13mo	$152,000	$85	31
2121 Dwight Ave	0.70mi	3/2.0 (-1)	1,879 (+15%)	6mo	$120,000	$64	30
1118 S Franklin Ave	0.71mi	3/1.5 (-1)	1,394 (-15%)	20mo	$163,000	$117	20

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $5,222
• Equity at exit: $18,638

10-year hold

• IRR: 17.4%
• Equity multiple: 2.76×
• Total profit: $61,649
• Equity at exit: $10,808

Cash invested: $35,000 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 136
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $283

Break-even live

Break-even rent $1,050

Max offer price $124,999

Occupancy floor 75%

Sensitivity live

Price	-10% $354	-5% $319	+0% $283	+5% $248	+10% $212
Rent	-10% $172	-5% $227	+0% $283	+5% $339	+10% $394
Rate	-1.0pp $346	-0.5pp $315	base $283	+0.5pp $251	+1.0pp $218

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.25mi

Listing history 29 events

1. 2026-06-07
   listing id $124,999 Pending 2 DOM
2. 2026-06-05
   remarks 660-char remark
3. 2026-06-05
   listing id $124,999 Pending 2 DOM
4. 2026-05-09
   status Pending 660-char remark

   Show marketing remark (660 chars)

   Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

5. 2026-05-09
   status Pending

   Show marketing remark (660 chars)

   Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

6. 2026-05-08
   listed $124,999 Active 660-char remark

   Show marketing remark (660 chars)

   Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

7. 2026-05-08
   listed $124,999 Active

   Show marketing remark (660 chars)

   Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

8. 2026-05-04
   historical $124,999 660-char remark

   Show marketing remark (660 chars)

   Welcome home to this inviting ranch nestled in a quiet, established neighborhood. Offering 3 spacious bedrooms and 2.1 bathrooms, this home blends comfort and functionality with a layout designed for everyday living. Enjoy a bright and open feel throughout, complemented by a 2-car attached garage and a generous . 29-acre lot - perfect for outdoor enjoyment, entertaining, or future possibilities. Conveniently located with easy access to major highways, commuting is a breeze, while nearby shopping, dining, and everyday amenities are just minutes away. A great opportunity to settle into a desirable area with space, convenience, and charm all in one place.

9. 2016-11-01
   historical 255-char remark

   Show marketing remark (255 chars)

   Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

10. 2016-10-31
    soldstatus $14,900 Sold

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

11. 2016-10-31
    soldstatus $14,900 Closed 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

12. 2016-09-28
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

13. 2016-09-28
    status Pending

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

14. 2016-09-16
    price $14,900 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

15. 2016-09-15
    price $14,900
16. 2016-09-11
    status Active 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

17. 2016-09-11
    status Active

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

18. 2016-08-19
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

19. 2016-08-19
    status Pending

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

20. 2016-08-13
    price $16,900 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

21. 2016-08-12
    price $16,900
22. 2016-08-01
    status Active 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

23. 2016-08-01
    status Active

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

24. 2016-07-28
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

25. 2016-07-27
    status Pending
26. 2016-07-15
    price $18,900 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

27. 2016-07-15
    price $18,900

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

28. 2016-06-14
    listed $19,900 Active 255-char remark

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached garage.

29. 2016-06-14
    listed $19,900 Active

    Show marketing remark (255 chars)

    Great Opportunity on this 3 bedroom, 2.1 bath home in Flint. Spacious ranch within close proximity to schools, shopping and commuter roads. Home features nicely sized rooms with convenient layout, large lot with fenced in yard and a 2 car attached 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: $1,465 · $122/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$230/yr (+$19/mo · 15.7%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,903
• − Mortgage interest: −$7,002
• − Property taxes: −$1,465
• − Insurance: −$625
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,636
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,045/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: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+528.1% since first listed

26 events — show timeline

• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — REALCOMP
• 2026-05-08 Listed $124,999 MiRealSource-MiMLS
• 2026-05-08 Listed $124,999 REALCOMP
• 2026-05-04 Coming Soon $124,999 MiRealSource-MiMLS
• 2016-11-01 Listing Removed — MiRealSource-MiMLS
• 2016-10-31 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2016-10-31 Sold (MLS) $14,900 REALCOMP
• 2016-09-28 Pending — MiRealSource-MiMLS
• 2016-09-28 Pending — REALCOMP
• 2016-09-16 Price Changed $14,900 MiRealSource-MiMLS
• 2016-09-15 Price Changed $14,900 REALCOMP
• 2016-09-11 Relisted — MiRealSource-MiMLS
• 2016-09-11 Relisted — REALCOMP
• 2016-08-19 Pending — MiRealSource-MiMLS
• 2016-08-19 Pending — REALCOMP
• 2016-08-13 Price Changed $16,900 MiRealSource-MiMLS
• 2016-08-12 Price Changed $16,900 REALCOMP
• 2016-08-01 Relisted — MiRealSource-MiMLS
• 2016-08-01 Relisted — REALCOMP
• 2016-07-28 Pending — MiRealSource-MiMLS
• 2016-07-27 Pending — REALCOMP
• 2016-07-15 Price Changed $18,900 MiRealSource-MiMLS
• 2016-07-15 Price Changed $18,900 REALCOMP
• 2016-06-14 Listed $19,900 MiRealSource-MiMLS
• 2016-06-14 Listed $19,900 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,465 · +1.8% YoY. Source: county tax records.