105 S Pine St · Fenton, MI 48430

$180,000

4 bd · 2.0 ba · 1,456 sqft · SingleFamily · 4 Days on market

Built 1850 8,276 sqft lot $124/sqft · 31% below area Est $262k · 31% under

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Why this score? — see what drove the B 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1850

Property features AI

Finance

• Other: Located in ORIGINAL OF VILLAGE OF FENTONVILLE subdivision; Cross streets: Ellen and Caroline; Directions: North Leroy to Ellen Street, turn left on Ellen. Pine Street is two blocks off of N. Leroy.
• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Wood siding; Brick/mortar foundation
• Exterior features: Asphalt roof; Paved road access; Lot dimensions approximately 60 x 132 x 60 x 132 (0.19 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished walk-up basement; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.5% vs local median 3.7% in Fenton — 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 77/100 on livability (#130 in MI, #3,197 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Fenton Area Public Schools (suburban): math 38% / reading 57% proficiency, ranked #112 of 540 in MI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: State Road Elementary School (math 47% / reading 57%, grade C-, #328 of 1,397 statewide, top 26%, 425 students, 28% FRL); Andrew G Schmidt Middle School (math 31% / reading 53%, grade D-, #186 of 493 statewide, top 39%, 717 students, 36% FRL); Fenton Senior High School (math 35% / reading 72%, grade C-, #125 of 713 statewide, top 18%, 1,102 students, 30% FRL).
• Market conditions: Rents rising (+2.6%/yr); 316 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 $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $117k; list at $180k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1850 — 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 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $261,807
• List price: $180,000
• Delta: -31.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Leroy St	0.29mi	4/2.0	1,503 (+3%)	6mo	$360,000	$240	76
407 E Elizabeth St	0.23mi	5/1.0 (+1)	1,505 (+3%)	2mo	$185,000	$123	73
421 W Caroline St	0.55mi	3/2.0 (-1)	1,464 (+0%)	0mo	$282,000	$193	68
412 E Ellen St	0.12mi	4/2.0	1,641 (+13%)	10mo	$400,000	$244	65
187 Leroy St	0.11mi	5/1.0 (+1)	1,314 (-10%)	6mo	$160,000	$122	64
405 Lincoln St	0.42mi	3/1.0 (-1)	1,400 (-4%)	2mo	$283,000	$202	63
406 Mill Pond Dr	0.37mi	3/2.5 (-1)	1,324 (-9%)	1mo	$292,000	$221	60
315 S West St	0.53mi	3/2.0 (-1)	1,600 (+10%)	0mo	$330,000	$206	54
764 Carriage Hill Dr	0.74mi	3/2.0 (-1)	1,380 (-5%)	1mo	$276,000	$200	51
239 Andover Woods Dr	0.70mi	3/2.0 (-1)	1,605 (+10%)	3mo	$300,000	$187	43
339 Andover Woods Dr	0.73mi	3/2.0 (-1)	1,605 (+10%)	2mo	$302,500	$188	42
1035 Parkview St	0.74mi	3/2.0 (-1)	1,605 (+10%)	2mo	$325,000	$202	42

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $220
• Equity at exit: $26,839

10-year hold

• IRR: 9.4%
• Equity multiple: 1.71×
• Total profit: $35,633
• Equity at exit: $15,563

Cash invested: $50,400 (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 48430

• Rents YoY: 2.6%
• Active inventory: 316
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $475

Break-even live

Break-even rent $1,554

Max offer price $180,000

Occupancy floor 73%

Sensitivity live

Price	-10% $577	-5% $526	+0% $475	+5% $424	+10% $373
Rent	-10% $305	-5% $390	+0% $475	+5% $560	+10% $645
Rate	-1.0pp $566	-0.5pp $521	base $475	+0.5pp $428	+1.0pp $381

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 1st St Fenton, MI	3.0	2.0	1242	$2,200	$1.77	0d	1	0.21mi

Listing history 19 events

1. 2026-05-18
   status Pending 1007-char remark

   Show marketing remark (1007 chars)

   Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

2. 2026-05-18
   status Pending 1025-char remark

   Show marketing remark (1007 chars)

   Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

3. 2026-05-15
   listed $180,000 Active 1007-char remark

   Show marketing remark (1007 chars)

   Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

4. 2026-05-15
   listed $180,000 Active 1025-char remark

   Show marketing remark (1007 chars)

   Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

5. 2026-05-14
   historical $180,000 1007-char remark

   Show marketing remark (1007 chars)

   Historic Fixer-Upper in Downtown Fenton. Unlock the potential of this charming historical home located in the heart of downtown Fenton! This fixer-upper is a dream for those looking to invest in a property with great after-repair value. Featuring 4 bedrooms - 3 located upstairs and 1 on the main floor - this home offers ample space. With 2 full bathrooms. The spacious kitchen provides a wonderful opportunity to create your culinary haven, and with the convenience of first-floor laundry adds to the home's functionality. Step outside to discover a fully fenced backyard, complete with 1 garage and a shed. Plenty of room to transform your outdoor space into an oasis of relaxation and entertainment. Whether you envision a beautiful garden, a cozy patio, or a play area, the possibilities are endless. This home needs a some TLC, but with your vision and creativity, it can become a stunning reflection of your style. Don't miss your chance to make this historic gem your own - schedule a showing today!

6. 2016-01-12
   soldstatus $117,000
7. 2015-12-21
   soldstatus $117,000

   Show marketing remark (264 chars)

   Cute as a button and updated throughout this 4 Bedroom, 2 Bathroom, 1456 Sq Ft Home in Award Winning Fenton Schools. Large Fenced Yard, Hardwood Floors and Move in Ready. Close To Expressways, and Walking Distance to Downtown Fenton. Enjoy All Fenton Has to Offer!

8. 2015-10-26
   historical

   Show marketing remark (264 chars)

   Cute as a button and updated throughout this 4 Bedroom, 2 Bathroom, 1456 Sq Ft Home in Award Winning Fenton Schools. Large Fenced Yard, Hardwood Floors and Move in Ready. Close To Expressways, and Walking Distance to Downtown Fenton. Enjoy All Fenton Has to Offer!

9. 2015-10-26
   historical

   Show marketing remark (264 chars)

   Cute as a button and updated throughout this 4 Bedroom, 2 Bathroom, 1456 Sq Ft Home in Award Winning Fenton Schools. Large Fenced Yard, Hardwood Floors and Move in Ready. Close To Expressways, and Walking Distance to Downtown Fenton. Enjoy All Fenton Has to Offer!

10. 2015-10-23
    listed $114,999

    Show marketing remark (264 chars)

    Cute as a button and updated throughout this 4 Bedroom, 2 Bathroom, 1456 Sq Ft Home in Award Winning Fenton Schools. Large Fenced Yard, Hardwood Floors and Move in Ready. Close To Expressways, and Walking Distance to Downtown Fenton. Enjoy All Fenton Has to Offer!

11. 2015-10-23
    listed $114,999

    Show marketing remark (264 chars)

    Cute as a button and updated throughout this 4 Bedroom, 2 Bathroom, 1456 Sq Ft Home in Award Winning Fenton Schools. Large Fenced Yard, Hardwood Floors and Move in Ready. Close To Expressways, and Walking Distance to Downtown Fenton. Enjoy All Fenton Has to Offer!

12. 2014-01-27
    soldstatus $32,000
13. 2014-01-24
    soldstatus $32,000
14. 2014-01-24
    soldstatus $32,000
15. 2013-12-26
    historical
16. 2013-12-26
    historical
17. 2013-10-09
    listed $32,000
18. 2013-10-08
    listed $32,000
19. 2013-10-08
    listed $32,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$133/yr (+$11/mo · 5.3%)

ⓘ 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 ≥95°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: $25,864
• − Mortgage interest: −$10,083
• − Property taxes: −$2,506
• − Insurance: −$900
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$5,236
• Taxable income: $3,001
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $4,979/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: Fenton Area Public Schools
• NCES district ID: 2614250
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $60,377
• Composite: 41.63/100
• National rank: #3426
• State rank: #112 of 540 in MI

Livability — Fenton

• Score: 77/100
• State rank: #130
• US rank: #3197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fenton, MI
• County: Livingston County · 121,626 people
• City population: 39,309
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• Metro: Detroit-Warren-Dearborn, 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

+462.5% since first listed

19 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-15 Listed $180,000 MiRealSource-MiMLS
• 2026-05-15 Listed $180,000 REALCOMP
• 2026-05-14 Coming Soon $180,000 MiRealSource-MiMLS
• 2016-01-12 Sold (Public Records) $117,000 Public Records
• 2015-12-21 Sold (MLS) $117,000 REALCOMP
• 2015-10-26 Listing Removed — MiRealSource-MiMLS
• 2015-10-26 Listing Removed — REALCOMP
• 2015-10-23 Listed $114,999 MiRealSource-MiMLS
• 2015-10-23 Listed $114,999 REALCOMP
• 2014-01-27 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2014-01-24 Sold (MLS) $32,000 REALCOMP
• 2014-01-24 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2013-12-26 Listing Removed — MiRealSource-MiMLS
• 2013-12-26 Listing Removed — MiRealSource-MiMLS
• 2013-10-09 Listed $32,000 MiRealSource-MiMLS
• 2013-10-08 Listed $32,000 REALCOMP
• 2013-10-08 Listed $32,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $2,506 · +2.6% YoY. Source: county tax records.