46188 La Crosse Dr · Macomb, MI 48044

$88,000

4 bd · 2.0 ba · 1,756 sqft · Manufactured · 139 Days on market

Built 2021 Fair condition $50/sqft · 43% above area Est $61k · 43% over ↓ 7% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don’t miss your chance to call this peaceful retreat your own—schedule a showing today!

Key facts

• Hot tub
• Full size gymnasium
• Indoor pool

Tags

• WELL EQUIPPED KITCHEN
• DESIGNATED LAUNDRY ROOM
• INDOOR POOL
• HOT TUB
• FULL SIZE GYMNASIUM
• FULLY EQUIPPED FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.97% ✓
• Cap rate: 26.12%
• Cash-on-cash: 70.82%
• DSCR: 4.15
• GRM: 2.8

CMA / ARV

• ARV (median comp): $61,414
• List price: $88,000
• Delta: 43.29%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45545 Labelle Dr #1765	0.61mi	3/2.0 (-1)	1,900 (+8%)	9mo	$70,000	$37	45
45545 Labelle Dr	0.61mi	3/2.0 (-1)	1,900 (+8%)	9mo	$70,000	$37	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: 70.4%
• Equity multiple: 4.18×
• Total profit: $78,395
• Equity at exit: $13,121

10-year hold

• IRR: 74.4%
• Equity multiple: 8.62×
• Total profit: $187,682
• Equity at exit: $7,609

Cash invested: $24,640 (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 48044

• Active inventory: 261
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,454

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 39%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,779	$1.63	1d	1	0.50mi

Listing history 20 events

1. 2026-06-18
   days on market $88,000 Active 139 DOM
2. 2026-06-17
   days on market $88,000 Active 138 DOM
3. 2026-06-16
   days on market $88,000 Active 137 DOM
4. 2026-06-15
   days on market $88,000 Active 136 DOM
5. 2026-06-13
   days on market $88,000 Active 134 DOM
6. 2026-06-13
   days on market $88,000 Active 133 DOM
7. 2026-06-09
   days on market $88,000 Active 130 DOM
8. 2026-06-08
   days on market $88,000 Active 129 DOM
9. 2026-06-07
   days on market $88,000 Active 128 DOM
10. 2026-06-04
    days on market $88,000 Active 125 DOM
11. 2026-06-03
    days on market $88,000 Active 124 DOM
12. 2026-06-02
    days on market $88,000 Active 123 DOM
13. 2026-06-01
    days on market $88,000 Active 122 DOM
14. 2026-05-31
    days on market $88,000 Active 121 DOM
15. 2026-03-03
    price $88,000 1347-char remark

    Show marketing remark (1335 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don't miss your chance to call this peaceful retreat your own-schedule a showing today!

16. 2026-03-03
    price $88,000 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don't miss your chance to call this peaceful retreat your own-schedule a showing today!

17. 2026-02-21
    price $90,000 1347-char remark

    Show marketing remark (1347 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don’t miss your chance to call this peaceful retreat your own—schedule a showing today!

18. 2026-02-20
    price $90,000 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don't miss your chance to call this peaceful retreat your own-schedule a showing today!

19. 2026-01-30
    listed $95,000 Active 1347-char remark

    Show marketing remark (1335 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don't miss your chance to call this peaceful retreat your own-schedule a showing today!

20. 2026-01-30
    listed $95,000 Active 1335-char remark

    Show marketing remark (1335 chars)

    Welcome to your dream home in Westbridge Manor! This beautifully designed four-bedroom, two-bathroom manufactured home combines modern comfort with fantastic community amenities, making it an ideal retreat for families and individuals alike. Enjoy a spacious living room that flows seamlessly into the dining area, perfect for entertaining or family gatherings. The heart of the home is the well-equipped kitchen, featuring ample cabinetry and a large island with electricity, making meal prep a breeze. This kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher. Additionally, a designated laundry room houses a washer and dryer for your convenience. Each bedroom boasts spacious closets, providing plenty of storage for all your needs. The community offers incredible amenities, including an indoor pool and hot tub for year-round relaxation, a full-size gymnasium perfect for basketball or volleyball, and a fully-equipped fitness center to help you stay active. On sunny days, you can enjoy the outdoor pool and playground, making this community a wonderful place to live. This newer manufactured home is truly move-in ready, allowing you to enjoy the comforts of modern living without the hassle of major updates. Don't miss your chance to call this peaceful retreat your own-schedule a showing today!

ⓘ 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: $31,326
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$2,560
• Taxable income: $17,064
• Est. tax owed @ 24.0%: −$4,095
• After-tax cash flow: $13,354/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with significant potential for value increase through exterior landscaping and interior updates.

Repairs flagged

• Major exterior siding — Significant wear and snow accumulation
• Major exterior landscaping — Snow-covered yard, unkempt appearance
• Minor exterior windows — Some wear

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and value
• Both Paint interior walls — Enhances interior appearance and value
• Both Replace worn carpet — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and snow accumulation	Major	$15,000–50,000
exterior landscaping · Snow-covered yard, unkempt appearance	Major	$15,000–50,000
exterior windows · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑
• Both Replace worn carpet — Improves comfort and value ↑

ⓘ 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 of 540 in MI

Livability — Macomb

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,754
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 58,754
• Household income: $117,856
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 223.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 5% Russian/Polish/Slavic 3% Arabic 2%

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: ▼ -204.17%
• Current HPI: 221.35
• Rent YoY: —
• 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

-7.4% since first listed

6 events — show timeline

• 2026-03-03 Price Changed $88,000 MiRealSource-MiMLS
• 2026-03-03 Price Changed $88,000 REALCOMP
• 2026-02-21 Price Changed $90,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $90,000 REALCOMP
• 2026-01-30 Listed $95,000 REALCOMP
• 2026-01-30 Listed $95,000 MiRealSource-MiMLS