1029 N Chevrolet Rd · Flint, MI 48504

$120,000

3 bd · 1.5 ba · 1,227 sqft · SingleFamily public records · 24 Days on market

Built 1920 8,276 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to charm, convenience, and a little extra personality! Perfectly located across from St. John Vianney Church and School and within walking distance to Kettering University and Mott Park, this move-in ready gem puts you close to everything while still feeling like home. Inside, you’ll find inviting spaces designed for both everyday living and memorable gatherings. The spacious living room and dedicated dining area offer plenty of room for hosting family dinners, holiday gatherings, game nights, or simply enjoying quality time with the people who matter most. In the warmer months, the charming front porch becomes the perfect spot to sip your morning coffee, wave to neighbors, or unwind after a long day. The spacious fenced backyard provides room to entertain, garden, play, or let your four-legged friends enjoy the outdoors. Major updates including the electrical system, windows, and plumbing offer added peace of mind, making this home as practical as it is charming. Convenient, updated, and full of character, this turnkey home is ready for its next chapter. Don’t let this one become “the house that got away” — schedule your showing today!

Key facts

• Charming front porch
• Spacious living room
• 8,276 sq ft lot

Tags

• WALKING DISTANCE TO MOTT PARK
• SPACIOUS LIVING ROOM
• DEDICATED DINING AREA
• CHARMING FRONT PORCH
• SPACIOUS FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.19 acre; Basement with concrete construction; Approximately 1,360 above-grade finished square feet
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; One and one-half stories; Residential zoning
• Construction: Aluminum siding and stucco exterior
• Exterior features: Deck; Fenced yard; Paved road access

Interior

• Kitchen: Oven; Refrigerator; Range
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Electric water heater; Oven; Refrigerator; Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $83 ($995/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (8.5% below list).
• Recommended offer: $110k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 132 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y 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 $7k; list at $120k implies a 1511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,774 (8.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $68,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
971 N Chevrolet Ave	0.10mi	3/1.0	1,122 (-9%)	4mo	$79,900	$71	76
1017 Perry St	0.38mi	3/1.5	1,181 (-4%)	5mo	$110,000	$93	72
2410 Flushing Rd	0.17mi	4/2.0 (+1)	1,312 (+7%)	4mo	$39,000	$30	70
2551 Altoona St	0.29mi	2/1.0 (-1)	1,114 (-9%)	0mo	$45,000	$40	64
825 Frank St	0.40mi	3/1.0	1,334 (+9%)	3mo	$112,500	$84	62
2539 Norbert St	0.31mi	3/1.0	1,350 (+10%)	6mo	$76,000	$56	62
3709 Brentwood Dr	0.66mi	3/1.0	1,176 (-4%)	3mo	$130,000	$111	58
1702 Stevenson St	0.50mi	3/1.0	1,120 (-9%)	5mo	$17,500	$16	56
808 N Chevrolet Ave	0.36mi	3/1.0	1,053 (-14%)	2mo	$42,900	$41	56
2713 Norbert St	0.35mi	3/1.0	1,076 (-12%)	7mo	$36,000	$33	55
709 Cadillac St	0.56mi	3/2.0	1,138 (-7%)	7mo	$65,000	$57	54
721 Frank St	0.49mi	3/1.0	1,408 (+15%)	5mo	$61,000	$43	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-14,173
• Equity at exit: $17,892

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,584
• Equity at exit: $10,375

Cash invested: $33,600 (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 48504

• Active inventory: 132
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $83

Break-even live

Break-even rent $993

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $151	-5% $117	+0% $83	+5% $49	+10% $15
Rent	-10% $-4	-5% $40	+0% $83	+5% $126	+10% $170
Rate	-1.0pp $143	-0.5pp $113	base $83	+0.5pp $52	+1.0pp $20

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	23d	1	0.16mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	15d	1	0.22mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	23d	1	0.49mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	23d	1	0.80mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	23d	1	0.94mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	23d	1	1.12mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	23d	1	1.19mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	23d	1	1.30mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	15d	1	1.48mi

Listing history 38 events

1. 2026-06-21
   days on market $120,000 Active 24 DOM
2. 2026-06-18
   days on market $120,000 Active 21 DOM
3. 2026-06-17
   days on market $120,000 Active 20 DOM
4. 2026-06-16
   days on market $120,000 Active 19 DOM
5. 2026-06-15
   days on market $120,000 Active 18 DOM
6. 2026-06-14
   days on market $120,000 Active 16 DOM
7. 2026-06-13
   statusdays on market $120,000 Active 15 DOM
8. 2026-06-10
   days on market $120,000 Active Under Contract 13 DOM
9. 2026-06-09
   days on market $120,000 Active Under Contract 12 DOM
10. 2026-06-08
    days on market $120,000 Active Under Contract 11 DOM
11. 2026-06-07
    statusdays on market $120,000 Active Under Contract 10 DOM
12. 2026-06-05
    days on market $120,000 Active 7 DOM
13. 2026-06-03
    days on market $120,000 Active 6 DOM
14. 2026-06-02
    days on market $120,000 Active 5 DOM
15. 2026-06-01
    days on market $120,000 Active 4 DOM
16. 2026-05-31
    days on market $120,000 Active 3 DOM
17. 2026-05-30
    days on market $120,000 Active 2 DOM
18. 2026-05-28
    listed $120,000 Active

    Show marketing remark (1197 chars)

    Welcome home to charm, convenience, and a little extra personality! Perfectly located across from St. John Vianney Church and School and within walking distance to Kettering University and Mott Park, this move-in ready gem puts you close to everything while still feeling like home. Inside, you’ll find inviting spaces designed for both everyday living and memorable gatherings. The spacious living room and dedicated dining area offer plenty of room for hosting family dinners, holiday gatherings, game nights, or simply enjoying quality time with the people who matter most. In the warmer months, the charming front porch becomes the perfect spot to sip your morning coffee, wave to neighbors, or unwind after a long day. The spacious fenced backyard provides room to entertain, garden, play, or let your four-legged friends enjoy the outdoors. Major updates including the electrical system, windows, and plumbing offer added peace of mind, making this home as practical as it is charming. Convenient, updated, and full of character, this turnkey home is ready for its next chapter. Don’t let this one become “the house that got away” — schedule your showing today!

19. 2026-05-28
    listed $120,000 Active 1197-char remark

    Show marketing remark (1197 chars)

    Welcome home to charm, convenience, and a little extra personality! Perfectly located across from St. John Vianney Church and School and within walking distance to Kettering University and Mott Park, this move-in ready gem puts you close to everything while still feeling like home. Inside, you’ll find inviting spaces designed for both everyday living and memorable gatherings. The spacious living room and dedicated dining area offer plenty of room for hosting family dinners, holiday gatherings, game nights, or simply enjoying quality time with the people who matter most. In the warmer months, the charming front porch becomes the perfect spot to sip your morning coffee, wave to neighbors, or unwind after a long day. The spacious fenced backyard provides room to entertain, garden, play, or let your four-legged friends enjoy the outdoors. Major updates including the electrical system, windows, and plumbing offer added peace of mind, making this home as practical as it is charming. Convenient, updated, and full of character, this turnkey home is ready for its next chapter. Don’t let this one become “the house that got away” — schedule your showing today!

20. 2018-12-24
    historical
21. 2012-05-22
    historical
22. 2012-05-22
    historical
23. 2011-11-14
    listed $14,900
24. 2011-11-14
    listed $14,900
25. 2011-08-04
    soldstatus $7,450
26. 2011-08-04
    soldstatus $7,450
27. 2011-08-04
    soldstatus $7,450
28. 2011-07-12
    historical
29. 2011-06-09
    listed $8,640
30. 2011-06-09
    listed $8,640
31. 2011-06-08
    listed $8,640
32. 2011-03-17
    historical
33. 2010-12-13
    listed $9,900
34. 2010-12-13
    listed $9,900
35. 1996-11-14
    soldstatus $35,000
36. 1996-11-14
    soldstatus $35,000
37. 1996-08-05
    listed $36,900
38. 1996-08-05
    listed $36,900

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,554 · $129/mo
• Expected delta: +$294/yr (+$25/mo · 23.4%)

ⓘ 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: $13,173
• − Mortgage interest: −$6,722
• − Property taxes: −$1,260
• − Insurance: −$600
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,491
• Taxable loss: −$1,007
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $1,237/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
• City population: 93,814
• Population (ZIP): 23,873

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 Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+225.2% since first listed

21 events — show timeline

• 2026-05-28 Listed $120,000 MiRealSource-MiMLS
• 2026-05-28 Listed $120,000 REALCOMP
• 2018-12-24 Listing Removed — MiRealSource-MiMLS
• 2012-05-22 Listing Removed — REALCOMP
• 2012-05-22 Listing Removed — MiRealSource-MiMLS
• 2011-11-14 Listed $14,900 REALCOMP
• 2011-11-14 Listed $14,900 MiRealSource-MiMLS
• 2011-08-04 Sold (MLS) $7,450 REALCOMP
• 2011-08-04 Sold (MLS) $7,450 REALCOMP
• 2011-08-04 Sold (MLS) $7,450 MiRealSource-MiMLS
• 2011-07-12 Listing Removed — MiRealSource-MiMLS
• 2011-06-09 Listed $8,640 REALCOMP
• 2011-06-09 Listed $8,640 MiRealSource-MiMLS
• 2011-06-08 Listed $8,640 REALCOMP
• 2011-03-17 Listing Removed — REALCOMP
• 2010-12-13 Listed $9,900 MiRealSource-MiMLS
• 2010-12-13 Listed $9,900 REALCOMP
• 1996-11-14 Sold (MLS) $35,000 MiRealSource-MiMLS
• 1996-11-14 Sold (MLS) $35,000 REALCOMP
• 1996-08-05 Listed $36,900 MiRealSource-MiMLS
• 1996-08-05 Listed $36,900 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $1,260 · +1.8% YoY. Source: county tax records.