310 W Caroline St · Fenton, MI 48430

$199,900

2 bd · 1.0 ba · 1,360 sqft · SingleFamily · 4 Days on market

Built 1960 5,663 sqft lot Est $277k · 28% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

Key facts

• 5,663 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Paved road access; Shed on property

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement; Gas water heater; Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Microwave; Washer; Three total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.6% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $1k of loan paydown is wiped out by about $6k 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.
• 9 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 $145k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1960 — 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $277,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W Caroline St	0.00mi	2/1.0	1,360 (0%)	0mo	$215,000	$158	100
405 Lincoln St	0.21mi	3/1.0 (+1)	1,400 (+3%)	2mo	$283,000	$202	78
302 E Ellen St	0.40mi	2/1.5	1,392 (+2%)	1mo	$245,000	$176	75
872 W Silver Lake Rd	0.48mi	3/1.0 (+1)	1,360 (0%)	8mo	$277,000	$204	66
303 S Lemen St	0.58mi	2/1.0	1,332 (-2%)	12mo	$320,000	$240	60
851 N Leroy St	0.55mi	3/1.0 (+1)	1,344 (-1%)	10mo	$258,000	$192	59
604 S Leroy St	0.37mi	3/2.0 (+1)	1,299 (-4%)	13mo	$274,000	$211	55
406 Mill Pond Dr	0.68mi	3/2.5 (+1)	1,324 (-3%)	1mo	$292,000	$221	52
345 Center St	0.70mi	3/2.0 (+1)	1,350 (-1%)	12mo	$315,000	$233	47
812 S Leroy St	0.54mi	3/2.0 (+1)	1,495 (+10%)	12mo	$238,500	$160	39
231 Ponchartrain Dr	0.54mi	3/1.0 (+1)	1,559 (+15%)	10mo	$279,900	$180	37
600 North Rd	0.62mi	2/1.0	1,168 (-14%)	14mo	$246,500	$211	36

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,700
• Equity at exit: $29,806

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,031
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$253 /mo · $3,030/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $212

Break-even live

Break-even rent $1,752

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $325	-5% $268	+0% $212	+5% $155	+10% $99
Rent	-10% $52	-5% $132	+0% $212	+5% $292	+10% $371
Rate	-1.0pp $312	-0.5pp $263	base $212	+0.5pp $160	+1.0pp $107

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	25d	1	0.28mi
407 1st St Fenton, MI	3.0	2.0	1242	$2,200	$1.77	0d	1	0.50mi
1107 Oak St Fenton, MI	2.0	1.0	1200	$1,420	$1.18	0d	1	0.76mi
1024 North Rd Fenton, MI	1.0–2.0	1.0–2.0	815	$1,400	$1.72	0d	1	0.82mi
1024 North Rd Fenton, MI	1.0–2.0	1.0–2.0	815	$1,400	$1.72	44d	3	0.82mi
2100 Georgetown Pkwy Fenton, MI	2.0	2.0	1130	$1,348	$1.19	0d	26	1.03mi
3200 Foley Glen Dr Fenton, MI	1.0–2.0	1.0–2.0	1087	$1,978	$1.82	0d	7	1.35mi
3800 Arbor Dr Fenton, MI	2.0	1.0–2.0	762	$1,749	$2.29	0d	1	1.49mi

Listing history 30 events

1. 2026-05-14
   status Pending

   Show marketing remark (814 chars)

   MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

2. 2026-05-14
   status Pending 814-char remark

   Show marketing remark (814 chars)

   MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

3. 2026-05-11
   listed $199,900 Active

   Show marketing remark (814 chars)

   MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

4. 2026-05-11
   listed $199,900 Active 814-char remark

   Show marketing remark (814 chars)

   MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

5. 2026-05-08
   historical $199,900 814-char remark

   Show marketing remark (814 chars)

   MULTIPLE OFFERS H & B DUE BY 9PM 5/12/2026. Welcome home to this well maintained property located just minutes from downtown Fenton! This inviting home offers great curb appeal, a spacious backyard, and multiple outdoor entertaining spaces including a deck directly off the dining room and an additional patio area. Inside, you'll find a functional layout with generous living spaces and natural light throughout. The property also features a attached garage and shed providing excellent storage options. Major updates include a professionally waterproofed basement through FSM with a lifetime warranty, new sump pump and water heater installed in 2026, and a roof replaced in 2018 for added peace of mind. Conveniently located near shopping, dining, parks, and downtown amenities. Schedule your showing today!

6. 2019-11-01
   soldstatus $145,000
7. 2019-09-30
   soldstatus $145,000 Sold 466-char remark

   Show marketing remark (466 chars)

   Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

8. 2019-09-30
   soldstatus $145,000 Closed

   Show marketing remark (466 chars)

   Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

9. 2019-08-30
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

10. 2019-08-30
    status Pending

    Show marketing remark (466 chars)

    Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

11. 2019-08-26
    listed $150,000 Active 466-char remark

    Show marketing remark (466 chars)

    Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

12. 2019-08-26
    listed $150,000 Active

    Show marketing remark (466 chars)

    Cute two bedroom bungalow located near downtown Fenton, walking distance from the Crust! Many updates including roof, hot water heater, water softener, and totally vapor-locked basement with lifetime warranty. Beautiful kitchen with granite countertops. Attractive bathroom with tile surround shower/bath. Attached garage, storage shed, and fenced in yard. Great starter home. No work needed. Just move in! Sale contingent on sellers purchasing home of their choice.

13. 2018-03-15
    soldstatus $123,000
14. 2018-03-07
    soldstatus $123,000
15. 2018-03-07
    soldstatus $123,000 Closed
16. 2018-01-11
    status Pending
17. 2018-01-10
    historical
18. 2018-01-05
    price $122,900
19. 2017-12-08
    price $128,900
20. 2017-11-19
    listed $122,900
21. 2017-11-19
    listed $134,900 Active
22. 2016-06-24
    soldstatus $62,000
23. 2016-06-24
    soldstatus $62,000 Closed
24. 2016-06-10
    status Pending
25. 2016-06-08
    historical
26. 2016-06-03
    historical Keep Showing-Contgcy Appl
27. 2016-05-18
    status Active
28. 2016-04-29
    historical Keep Showing-Contgcy Appl
29. 2016-04-27
    listed $55,000 Active
30. 2016-04-26
    listed $55,000

ⓘ 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: $3,030 · $253/mo
• Projected year-2 tax: $3,054 · $255/mo
• Expected delta: +$24/yr (+$2/mo · 0.8%)

ⓘ 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: $24,242
• − Mortgage interest: −$11,198
• − Property taxes: −$3,030
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,815
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,705/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

+263.5% since first listed

30 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-11 Listed $199,900 REALCOMP
• 2026-05-11 Listed $199,900 MiRealSource-MiMLS
• 2026-05-08 Coming Soon $199,900 MiRealSource-MiMLS
• 2019-11-01 Sold (Public Records) $145,000 Public Records
• 2019-09-30 Sold (MLS) $145,000 MiRealSource-MiMLS
• 2019-09-30 Sold (MLS) $145,000 REALCOMP
• 2019-08-30 Pending — REALCOMP
• 2019-08-30 Pending — MiRealSource-MiMLS
• 2019-08-26 Listed $150,000 MiRealSource-MiMLS
• 2019-08-26 Listed $150,000 REALCOMP
• 2018-03-15 Sold (Public Records) $123,000 Public Records
• 2018-03-07 Sold (MLS) $123,000 MiRealSource-MiMLS
• 2018-03-07 Sold (MLS) $123,000 REALCOMP
• 2018-01-11 Pending — MiRealSource-MiMLS
• 2018-01-10 Listing Removed — REALCOMP
• 2018-01-05 Price Changed $122,900 MiRealSource-MiMLS
• 2017-12-08 Price Changed $128,900 MiRealSource-MiMLS
• 2017-11-19 Listed $134,900 MiRealSource-MiMLS
• 2017-11-19 Listed $122,900 REALCOMP
• 2016-06-24 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2016-06-24 Sold (MLS) $62,000 REALCOMP
• 2016-06-10 Pending — MiRealSource-MiMLS
• 2016-06-08 Listing Removed — REALCOMP
• 2016-06-03 Contingent — MiRealSource-MiMLS
• 2016-05-18 Relisted — MiRealSource-MiMLS
• 2016-04-29 Contingent — MiRealSource-MiMLS
• 2016-04-27 Listed $55,000 MiRealSource-MiMLS
• 2016-04-26 Listed $55,000 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $3,030 · +2.6% YoY. Source: county tax records.