526 W Rockwell St · Fenton, MI 48430

$225,000

2 bd · 1.5 ba · 1,324 sqft · SingleFamily · 117 Days on market

Built 1975 $170/sqft · 15% below area Est $263k · 14% under $175/mo HOA · 9% of rent

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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 +14.0/15.0
• Cash flow +8.9/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

Key facts

• Large back deck
• Upstairs balconies
• Updated kitchen

Tags

• PRIME DOWNTOWN LOCATION
• WALKABLE ACCESS TO DINING
• UPDATED KITCHEN
• LARGE BACK DECK
• BACKING TO WOODED AREA
• UPSTAIRS BALCONIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.2% below list).
• Recommended offer: $193k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.0% 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.
• Market conditions: Rents rising (+2.6%/yr); 311 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 117 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 34y 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 $110k; list at $225k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $193,065 (14.2% 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 117 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (median comp): $263,155
• List price: $225,000
• Delta: -14.50%
• 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
310 W Caroline St	0.34mi	2/1.0	1,360 (+3%)	0mo	$215,000	$158	77
302 E Ellen St	0.50mi	2/1.5	1,392 (+5%)	1mo	$245,000	$176	68
604 S Leroy St	0.29mi	3/2.0 (+1)	1,299 (-2%)	13mo	$274,000	$211	65
406 Mill Pond Dr	0.66mi	3/2.5 (+1)	1,324 (0%)	1mo	$292,000	$221	60
303 S Lemen St	0.60mi	2/1.0	1,332 (+1%)	12mo	$320,000	$240	59
1200 State Rd	0.54mi	3/2.0 (+1)	1,326 (+0%)	13mo	$270,000	$204	56
405 Lincoln St	0.55mi	3/1.0 (+1)	1,400 (+6%)	2mo	$283,000	$202	56
1012 State Rd	0.44mi	2/1.0	1,456 (+10%)	8mo	$240,000	$165	54
872 W Silver Lake Rd	0.67mi	3/1.0 (+1)	1,360 (+3%)	8mo	$277,000	$204	51
812 S Leroy St	0.33mi	3/2.0 (+1)	1,495 (+13%)	12mo	$238,500	$160	46
501 N Leroy St	0.66mi	3/2.0 (+1)	1,147 (-13%)	8mo	$295,000	$257	34
504 Union St	0.67mi	3/1.0 (+1)	1,472 (+11%)	12mo	$285,000	$194	33

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-48,645
• Equity at exit: $33,548

10-year hold

• IRR: -17.7%
• Equity multiple: 0.05×
• Total profit: $-59,917
• Equity at exit: $19,454

Cash invested: $63,000 (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 48430

• Rents YoY: 2.6%
• Active inventory: 311
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$94
• HOA: −$175
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-181

Break-even live

Break-even rent $2,160

Max offer price $193,065

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 N Leroy St Fenton, MI	2.0	2.0	1717	$3,500	$2.04	24d	1	0.50mi
407 1st St Fenton, MI	3.0	2.0	1242	$2,200	$1.77	1d	1	0.72mi
1024 North Rd Fenton, MI	1.0–2.0	1.0–2.0	815	$1,400	$1.72	43d	3	1.06mi
1024 North Rd Fenton, MI	1.0–2.0	1.0–2.0	815	$1,400	$1.72	1d	1	1.06mi
1107 Oak St Fenton, MI	2.0	1.0	1200	$1,420	$1.18	1d	1	1.09mi
2100 Georgetown Pkwy Fenton, MI	2.0	2.0	1130	$1,340	$1.19	1d	27	1.33mi
3200 Foley Glen Dr Fenton, MI	1.0–2.0	1.0–2.0	1137	$1,828	$1.61	1d	5	1.49mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: landscapingsnow removal

Listing history 37 events

1. 2026-05-02
   historical Accepting Backup Offers 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

2. 2026-05-02
   historical Active Under Contract 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

3. 2026-04-24
   status Active 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

4. 2026-04-24
   status Active 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

5. 2026-04-16
   status Pending 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

6. 2026-04-16
   status Pending 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

7. 2026-03-06
   price $225,000 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

8. 2026-03-05
   price $225,000 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

9. 2026-01-21
   listed $229,000 Active 1997-char remark

   Show marketing remark (1997 chars)

   Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

10. 2026-01-20
    listed $229,000 Active 1997-char remark

    Show marketing remark (1997 chars)

    Well-maintained and thoughtfully updated condo in a prime downtown Fenton location. Enjoy walkable access to dining, shopping, parks, and local amenities, along with year-round events, outdoor music, parades, and dining options. Historic Fenton continues to grow with new entertainment and community offerings, making this an excellent opportunity to enjoy an active lifestyle with convenience. This move-in-ready condo features fresh paint throughout, easy to maintain laminate flooring on the main level, new wainscoting, & an updated kitchen with freshly painted cabinetry. All appliances are included, including washer and dryer. The breakfast nook/living room offers a sliding door leading to the large back deck, creating an easy indoor-outdoor connection. .. backing to the wooded area and enough space to enjoy outdoor entertaining. Both the upstairs balconies and deck were freshly stained within the past few year. With the deck and balconies facing the woods and a private entrance you have added privacy, convenience and separation. The partially finished basement offers flexible living space that may be used for a family room, office, play area, hobby space, or additional sleeping area (non-conforming). It is currently being used as a 3rd bedroom with a large walk-in closet and get-ready space along with the convenient designated laundry space. The detached one-car garage includes shelving and a dividing wall for added storage and privacy. Extra parking is available, and the quiet setting enhances everyday comfort and convenience of condo living. The HOA fees are among the most competitive in the area and include maintenance of the exterior structure, snow removal, and lawn care. Located next to Memorial Park with quick access to US-23, this property offers easy commuting while maintaining a peaceful, suburban setting with natural surroundings. You will not want to miss this opportunity - just in time for Spring Time activities in sought-after Fenton community.

11. 2019-04-11
    soldstatus $110,000
12. 2007-11-30
    historical
13. 2007-11-30
    historical
14. 2007-05-31
    listed $115,500
15. 2007-05-31
    listed $115,500
16. 2000-06-19
    soldstatus $113,000
17. 2000-06-19
    soldstatus $113,000
18. 2000-05-31
    historical
19. 2000-05-09
    listed $118,000
20. 2000-05-09
    listed $118,000
21. 2000-04-12
    soldstatus $107,000
22. 2000-04-12
    soldstatus $107,000
23. 2000-04-12
    soldstatus $107,000
24. 2000-02-14
    historical
25. 2000-02-02
    listed $114,000
26. 2000-02-02
    listed $114,000
27. 2000-02-01
    listed $114,000
28. 1998-02-04
    soldstatus $79,500
29. 1998-02-04
    soldstatus $79,500
30. 1998-01-06
    historical
31. 1997-10-15
    listed $82,500
32. 1997-10-15
    listed $82,500
33. 1992-11-20
    historical
34. 1992-10-30
    soldstatus $62,000
35. 1992-10-30
    soldstatus $62,000
36. 1992-06-08
    listed $66,900
37. 1992-06-08
    listed $66,900

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,279 · $273/mo
• Expected delta: +$186/yr (+$16/mo · 6.0%)

ⓘ 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: $23,174
• − Mortgage interest: −$12,603
• − Property taxes: −$3,092
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$2,100
• − Depreciation: −$6,545
• Taxable loss: −$6,000
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $-729/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

+236.3% since first listed

37 events — show timeline

• 2026-05-02 Contingent — MiRealSource-MiMLS
• 2026-05-02 Contingent — REALCOMP
• 2026-04-24 Relisted — MiRealSource-MiMLS
• 2026-04-24 Relisted — REALCOMP
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-03-06 Price Changed $225,000 MiRealSource-MiMLS
• 2026-03-05 Price Changed $225,000 REALCOMP
• 2026-01-21 Listed $229,000 REALCOMP
• 2026-01-20 Listed $229,000 MiRealSource-MiMLS
• 2019-04-11 Sold (Public Records) $110,000 Public Records
• 2007-11-30 Listing Removed — REALCOMP
• 2007-11-30 Listing Removed — MiRealSource-MiMLS
• 2007-05-31 Listed $115,500 REALCOMP
• 2007-05-31 Listed $115,500 MiRealSource-MiMLS
• 2000-06-19 Sold (MLS) $113,000 REALCOMP
• 2000-06-19 Sold (MLS) $113,000 MiRealSource-MiMLS
• 2000-05-31 Listing Removed — MiRealSource-MiMLS
• 2000-05-09 Listed $118,000 REALCOMP
• 2000-05-09 Listed $118,000 MiRealSource-MiMLS
• 2000-04-12 Sold (MLS) $107,000 REALCOMP
• 2000-04-12 Sold (MLS) $107,000 MiRealSource-MiMLS
• 2000-04-12 Sold (MLS) $107,000 REALCOMP
• 2000-02-14 Listing Removed — MiRealSource-MiMLS
• 2000-02-02 Listed $114,000 MiRealSource-MiMLS
• 2000-02-02 Listed $114,000 REALCOMP
• 2000-02-01 Listed $114,000 REALCOMP
• 1998-02-04 Sold (MLS) $79,500 MiRealSource-MiMLS
• 1998-02-04 Sold (MLS) $79,500 REALCOMP
• 1998-01-06 Listing Removed — MiRealSource-MiMLS
• 1997-10-15 Listed $82,500 MiRealSource-MiMLS
• 1997-10-15 Listed $82,500 REALCOMP
• 1992-11-20 Listing Removed — MiRealSource-MiMLS
• 1992-10-30 Sold (MLS) $62,000 REALCOMP
• 1992-10-30 Sold (MLS) $62,000 MiRealSource-MiMLS
• 1992-06-08 Listed $66,900 REALCOMP
• 1992-06-08 Listed $66,900 MiRealSource-MiMLS

Property tax history

+9.7%/yr

Latest (2025): $3,092 · +2.6% YoY. Source: county tax records.