12403 Saint Michel Ave · Bruce, MI 48065

$63,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 199 Days on market

Built 2024 Good condition $61/sqft · 219% above area ↓ 9% since listing

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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
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home for the Holidays here at Springbrook Estates! Free base rent for the next THREE months! Contact us at our location today for home availability and details! Now available at just $1,249 a month! Location, location location! Privacy seekers alert! Beautifully maintained 3 bedroom 2 bathroom gem located on a wooded property line near the back of the community. Do not miss your opportunity to call this beauty home! Bright, and modern kitchen that was built for a chef features a generously sized island perfect for hosting holiday gatherings. Give your self the best gift and call or location today to be the first to tour to make this stunning home yours! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. "

Key facts

• Modern clayton home
• Open floorplan home
• Spacious kitchen

Tags

• MODERN CLAYTON HOME
• SPACIOUS KITCHEN
• OPEN FLOORPLAN HOME
• NEW APPLIANCES
• CENTRAL HEATING AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (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.
• Romeo Community Schools (suburban): math 43% / reading 51% proficiency, ranked #102 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $442 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.54%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $20,000
• List price: $63,900
• Delta: 219.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71604 Saint David Ct	0.10mi	2/1.0 (-1)	950 (-10%)	3mo	$20,000	$21	67
11745 Cascade Cir	0.31mi	3/2.0	980 (-7%)	23mo	$25,000	$26	54
11745 Cascade Cir	0.31mi	3/2.0	980 (-7%)	23mo	$25,000	$26	54
11723 Cascade Cir	0.28mi	3/2.0	1,196 (+13%)	22mo	$25,000	$21	46
11723 Cascade Cir	0.28mi	3/2.0	1,196 (+13%)	22mo	$25,000	$21	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: 43.8%
• Equity multiple: 2.89×
• Total profit: $33,867
• Equity at exit: $9,528

10-year hold

• IRR: 49.8%
• Equity multiple: 5.83×
• Total profit: $86,493
• Equity at exit: $5,525

Cash invested: $17,892 (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 48065

• Active inventory: 87
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $694

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 47%

Sensitivity live

Price	-10% $738	-5% $716	+0% $694	+5% $672	+10% $650
Rent	-10% $580	-5% $637	+0% $694	+5% $751	+10% $808
Rate	-1.0pp $726	-0.5pp $710	base $694	+0.5pp $677	+1.0pp $661

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	5d	1	0.01mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	15d	1	0.18mi
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,399	$1.25	0d	1	0.26mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	44d	1	0.29mi
11791 Cascade Cir Unit 76 Bruce Township, MI	4.0	2.0	1344	$1,409	$1.05	25d	1	0.31mi
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	21d	1	0.33mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.45mi
324 E Saint Clair St Romeo, MI	2.0	1.5	1200	$1,550	$1.29	44d	1	1.35mi
308 E Washington St Romeo, MI	2.0	2.0	1350	$2,400	$1.78	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $63,900 Active 199 DOM
2. 2026-06-17
   days on market $63,900 Active 198 DOM
3. 2026-06-16
   days on market $63,900 Active 197 DOM
4. 2026-06-15
   days on market $63,900 Active 196 DOM
5. 2026-06-13
   days on market $63,900 Active 194 DOM
6. 2026-06-09
   days on market $63,900 Active 190 DOM
7. 2026-06-08
   days on market $63,900 Active 189 DOM
8. 2026-06-07
   days on market $63,900 Active 188 DOM
9. 2026-06-04
   days on market $63,900 Active 185 DOM
10. 2026-06-03
    days on market $63,900 Active 184 DOM
11. 2026-06-02
    days on market $63,900 Active 183 DOM
12. 2026-06-01
    days on market $63,900 Active 182 DOM
13. 2026-05-31
    days on market $63,900 Active 181 DOM
14. 2025-12-03
    status Active 898-char remark

    Show marketing remark (898 chars)

    Home for the Holidays here at Springbrook Estates! Free base rent for the next THREE months! Contact us at our location today for home availability and details! Now available at just $1,249 a month! Location, location location! Privacy seekers alert! Beautifully maintained 3 bedroom 2 bathroom gem located on a wooded property line near the back of the community. Do not miss your opportunity to call this beauty home! Bright, and modern kitchen that was built for a chef features a generously sized island perfect for hosting holiday gatherings. Give your self the best gift and call or location today to be the first to tour to make this stunning home yours! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. "

15. 2025-12-03
    price $63,900 898-char remark

    Show marketing remark (898 chars)

    Home for the Holidays here at Springbrook Estates! Free base rent for the next THREE months! Contact us at our location today for home availability and details! Now available at just $1,249 a month! Location, location location! Privacy seekers alert! Beautifully maintained 3 bedroom 2 bathroom gem located on a wooded property line near the back of the community. Do not miss your opportunity to call this beauty home! Bright, and modern kitchen that was built for a chef features a generously sized island perfect for hosting holiday gatherings. Give your self the best gift and call or location today to be the first to tour to make this stunning home yours! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. "

16. 2024-10-28
    historical 898-char remark

    Show marketing remark (898 chars)

    Home for the Holidays here at Springbrook Estates! Free base rent for the next THREE months! Contact us at our location today for home availability and details! Now available at just $1,249 a month! Location, location location! Privacy seekers alert! Beautifully maintained 3 bedroom 2 bathroom gem located on a wooded property line near the back of the community. Do not miss your opportunity to call this beauty home! Bright, and modern kitchen that was built for a chef features a generously sized island perfect for hosting holiday gatherings. Give your self the best gift and call or location today to be the first to tour to make this stunning home yours! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. "

17. 2024-10-25
    listed $69,900 Active 898-char remark

    Show marketing remark (898 chars)

    Home for the Holidays here at Springbrook Estates! Free base rent for the next THREE months! Contact us at our location today for home availability and details! Now available at just $1,249 a month! Location, location location! Privacy seekers alert! Beautifully maintained 3 bedroom 2 bathroom gem located on a wooded property line near the back of the community. Do not miss your opportunity to call this beauty home! Bright, and modern kitchen that was built for a chef features a generously sized island perfect for hosting holiday gatherings. Give your self the best gift and call or location today to be the first to tour to make this stunning home yours! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. "

ⓘ 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: $17,249
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$1,859
• Taxable income: $7,773
• Est. tax owed @ 24.0%: −$1,866
• After-tax cash flow: $6,462/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 Cosmetic rehab

This beautifully maintained mobile home is move-in ready with a good condition score and minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the home feel new and improve curb appeal
• Both Landscaping and curb appeal improvements — Enhances the home's appeal and can increase its value
• Both New flooring in living areas — Hardwood flooring can add value and improve the home's aesthetic
• Both New kitchen appliances — Modern appliances can make the kitchen more functional and attractive

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the home feel new and improve curb appeal ↑
• Both Landscaping and curb appeal improvements — Enhances the home's appeal and can increase its value ↑
• Both New flooring in living areas — Hardwood flooring can add value and improve the home's aesthetic ↑
• Both New kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑

ⓘ 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: Romeo Community Schools
• NCES district ID: 2630090
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $73,121
• Composite: 42.48/100
• National rank: #3212
• State rank: #102 of 540 in MI

Livability — Bruce

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

Census & demographics

• Population (ZIP): 11,344

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -252.70%
• Current HPI: 214.524
• 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

-8.6% since first listed

4 events — show timeline

• 2025-12-03 Relisted — Zillow
• 2025-12-03 Price Changed $63,900 Zillow
• 2024-10-28 Delisted — Zillow
• 2024-10-25 Listed $69,900 Zillow