29909 Flushing Dr · Chesterfield, MI 48051

$82,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 230 Days on market

Built 2025 Good condition $58/sqft · 85% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh season, fresh start, limited time offer, application fees waived, 3 bed, 2 bath available now Brand new 3 bedroom, 2 bathroom home offering 1440 sq ft of open living space with modern finishes and immediate availability. Located on a large corner site, this home provides added space and privacy. A large front porch creates a welcoming entrance and a comfortable outdoor space. The home also includes a private driveway and an on site shed for added convenience. Inside, the open concept layout is filled with natural light and features plush carpeting along with durable wood look flooring. The kitchen flows directly into the living and dining areas, creating a functional space for everyday living and entertaining. All bedrooms are generously sized, offering flexibility for a variety of uses. The primary bedroom includes a private bathroom with modern fixtures and a well designed layout. Both bathrooms include full tub and shower combinations, updated vanities, and clean contemporary finishes. Storage is well planned throughout the home for added functionality. Immediate occupancy available, homes like this do not remain available for long. Contact the community to schedule a tour. Photographs may be digitally staged for illustration purposes. Actual property may vary. Prospective residents should verify all information independently.

Key facts

• Clubhouse
• Community pool
• Small front deck

Tags

• MODERN KITCHEN
• CENTRAL AIR
• SMALL FRONT DECK
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.95% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.56%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $44,900
• List price: $82,900
• Delta: 84.63%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52529 Pineview Cir	0.09mi	3/2.0	1,456 (+1%)	9mo	$163,000	$112	86
29636 Cambridge Ct	0.22mi	3/2.0	1,500 (+4%)	6mo	$44,900	$30	78
52193 Harrisburg Ln	0.41mi	3/1.5	1,563 (+8%)	24mo	$62,000	$40	45

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $31,634
• Equity at exit: $12,361

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $85,646
• Equity at exit: $7,168

Cash invested: $23,212 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 140
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $707

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 51%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	16d	1	0.03mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	1d	1	0.13mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	43d	1	0.14mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	43d	1	0.14mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.16mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	43d	1	0.17mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	1d	1	0.21mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.22mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	43d	1	0.22mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	1d	1	0.24mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	1d	1	0.24mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	1d	1	0.26mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	1d	1	0.26mi
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	43d	1	0.26mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.29mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	1d	1	0.30mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	1d	1	0.55mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	43d	1	0.82mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.89mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	24d	1	0.89mi
51602 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,775	$1.14	16d	1	0.89mi
51596 Stern Ln New Baltimore, MI	2.0	2.0	1550	$1,790	$1.15	17d	1	0.91mi
51590 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,535	$0.98	2d	1	0.91mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	17d	1	1.00mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	24d	1	1.06mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	43d	1	1.07mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	43d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $82,900 Active 230 DOM
2. 2026-06-17
   days on market $82,900 Active 229 DOM
3. 2026-06-16
   days on market $82,900 Active 228 DOM
4. 2026-06-15
   days on market $82,900 Active 227 DOM
5. 2026-06-13
   days on market $82,900 Active 225 DOM
6. 2026-06-13
   days on market $82,900 Active 224 DOM
7. 2026-06-09
   days on market $82,900 Active 221 DOM
8. 2026-06-08
   days on market $82,900 Active 220 DOM
9. 2026-06-07
   days on market $82,900 Active 219 DOM
10. 2026-06-04
    days on market $82,900 Active 216 DOM
11. 2026-06-03
    days on market $82,900 Active 215 DOM
12. 2026-06-02
    days on market $82,900 Active 214 DOM
13. 2026-06-01
    days on market $82,900 Active 213 DOM
14. 2026-05-31
    days on market $82,900 Active 212 DOM
15. 2025-10-31
    listed $82,900 Active 1358-char remark

    Show marketing remark (1358 chars)

    Fresh season, fresh start, limited time offer, application fees waived, 3 bed, 2 bath available now Brand new 3 bedroom, 2 bathroom home offering 1440 sq ft of open living space with modern finishes and immediate availability. Located on a large corner site, this home provides added space and privacy. A large front porch creates a welcoming entrance and a comfortable outdoor space. The home also includes a private driveway and an on site shed for added convenience. Inside, the open concept layout is filled with natural light and features plush carpeting along with durable wood look flooring. The kitchen flows directly into the living and dining areas, creating a functional space for everyday living and entertaining. All bedrooms are generously sized, offering flexibility for a variety of uses. The primary bedroom includes a private bathroom with modern fixtures and a well designed layout. Both bathrooms include full tub and shower combinations, updated vanities, and clean contemporary finishes. Storage is well planned throughout the home for added functionality. Immediate occupancy available, homes like this do not remain available for long. Contact the community to schedule a tour. Photographs may be digitally staged for illustration purposes. Actual property may vary. Prospective residents should verify all information independently.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,445
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,412
• Taxable income: $7,620
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $6,658/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in good condition with modern finishes and immediate availability. It has a good condition score of 80 and is ready for a fresh coat of paint and carpet replacement to further enhance its appeal.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home more appealing
• Resale Replace carpet in living areas — Carpet can be outdated and should be replaced
• Rental Clean and maintain HVAC system — A clean and functioning HVAC system is essential for tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home more appealing ↑
• Resale Replace carpet in living areas — Carpet can be outdated and should be replaced ↑
• Rental Clean and maintain HVAC system — A clean and functioning HVAC system is essential for tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — Chesterfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 40,302
• Population (ZIP): 17,716

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.06%
• Current HPI: 210.6017
• 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

1 event — show timeline

• 2025-10-31 Listed $82,900 Zillow