52705 Van Buren Dr · New Haven, MI 48051

$62,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 187 Days on market

Built 2025 Good condition

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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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this brand new never lived in 3 bedroom 2 bath home offering 1052 square feet of comfortable living space Step inside to an open layout filled with natural light designed for both relaxing and everyday living The kitchen features a center island brand new black appliances and plenty of cabinet space for storage and organization The primary bedroom includes a private full bathroom while two additional bedrooms and a second full bath offer flexible space for a variety of needs such as a home office guest room or hobbies Additional features include washer and dryer hookups central air for year round comfort and a convenient storage shed for extra space Residents can enjoy community amenities including a pool clubhouse and playground Conveniently located near major highways and shopping centers making daily errands and commuting simple Equal Housing Opportunity All prospective residents are encouraged to apply Schedule your tour today and be the first to call this beautiful home yours Homes are going fast get yours before they are gone. "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements. "

Key facts

• Stylish kitchen
• Open layout
• Move in ready

Tags

• OPEN LAYOUT
• STYLISH KITCHEN
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 4.1% in New Haven — 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 57/100 on livability (#650 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• 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: 142 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $435 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 187 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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: 2.43% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.57%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $28,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52857 Bunker Hill Blvd Blvd	0.19mi	3/2.0	924 (-12%)	15mo	$25,000	$27	58
52259 Quaker Hill Ln	0.38mi	3/2.0	956 (-10%)	13mo	$21,250	$22	56

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: 50.6%
• Equity multiple: 3.21×
• Total profit: $38,973
• Equity at exit: $9,379

10-year hold

• IRR: 56.0%
• Equity multiple: 6.53×
• Total profit: $97,309
• Equity at exit: $5,438

Cash invested: $17,612 (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: 142
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $944/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $772

Break-even live

Break-even rent $550

Max offer price $62,900

Occupancy floor 44%

Sensitivity live

Price	-10% $815	-5% $793	+0% $772	+5% $750	+10% $728
Rent	-10% $651	-5% $711	+0% $772	+5% $832	+10% $892
Rate	-1.0pp $803	-0.5pp $788	base $772	+0.5pp $755	+1.0pp $739

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.03mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.10mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	0d	1	0.12mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.13mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	6d	1	0.15mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.16mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.17mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.18mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.18mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.18mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.18mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.26mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	0d	1	0.34mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	0d	1	0.69mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.74mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	6d	1	0.81mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	25d	1	0.81mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	0d	5	1.04mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	18d	1	1.06mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   days on market $62,900 Active 187 DOM
2. 2026-06-18
   days on market $62,900 Active 184 DOM
3. 2026-06-17
   days on market $62,900 Active 183 DOM
4. 2026-06-16
   days on market $62,900 Active 182 DOM
5. 2026-06-15
   days on market $62,900 Active 181 DOM
6. 2026-06-13
   days on market $62,900 Active 179 DOM
7. 2026-06-13
   days on market $62,900 Active 178 DOM
8. 2026-06-09
   days on market $62,900 Active 175 DOM
9. 2026-06-08
   days on market $62,900 Active 174 DOM
10. 2026-06-07
    days on market $62,900 Active 173 DOM
11. 2026-06-04
    days on market $62,900 Active 170 DOM
12. 2026-06-03
    days on market $62,900 Active 169 DOM
13. 2026-06-02
    days on market $62,900 Active 168 DOM
14. 2026-06-01
    days on market $62,900 Active 167 DOM
15. 2026-05-31
    days on market $62,900 Active 166 DOM
16. 2026-03-22
    status Active 1313-char remark

    Show marketing remark (1313 chars)

    Welcome home to this brand new never lived in 3 bedroom 2 bath home offering 1052 square feet of comfortable living space Step inside to an open layout filled with natural light designed for both relaxing and everyday living The kitchen features a center island brand new black appliances and plenty of cabinet space for storage and organization The primary bedroom includes a private full bathroom while two additional bedrooms and a second full bath offer flexible space for a variety of needs such as a home office guest room or hobbies Additional features include washer and dryer hookups central air for year round comfort and a convenient storage shed for extra space Residents can enjoy community amenities including a pool clubhouse and playground Conveniently located near major highways and shopping centers making daily errands and commuting simple Equal Housing Opportunity All prospective residents are encouraged to apply Schedule your tour today and be the first to call this beautiful home yours Homes are going fast get yours before they are gone. "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements. "

17. 2026-02-12
    historical 1313-char remark

    Show marketing remark (1313 chars)

    Welcome home to this brand new never lived in 3 bedroom 2 bath home offering 1052 square feet of comfortable living space Step inside to an open layout filled with natural light designed for both relaxing and everyday living The kitchen features a center island brand new black appliances and plenty of cabinet space for storage and organization The primary bedroom includes a private full bathroom while two additional bedrooms and a second full bath offer flexible space for a variety of needs such as a home office guest room or hobbies Additional features include washer and dryer hookups central air for year round comfort and a convenient storage shed for extra space Residents can enjoy community amenities including a pool clubhouse and playground Conveniently located near major highways and shopping centers making daily errands and commuting simple Equal Housing Opportunity All prospective residents are encouraged to apply Schedule your tour today and be the first to call this beautiful home yours Homes are going fast get yours before they are gone. "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements. "

18. 2025-11-07
    listed $62,900 Active 1313-char remark

    Show marketing remark (1313 chars)

    Welcome home to this brand new never lived in 3 bedroom 2 bath home offering 1052 square feet of comfortable living space Step inside to an open layout filled with natural light designed for both relaxing and everyday living The kitchen features a center island brand new black appliances and plenty of cabinet space for storage and organization The primary bedroom includes a private full bathroom while two additional bedrooms and a second full bath offer flexible space for a variety of needs such as a home office guest room or hobbies Additional features include washer and dryer hookups central air for year round comfort and a convenient storage shed for extra space Residents can enjoy community amenities including a pool clubhouse and playground Conveniently located near major highways and shopping centers making daily errands and commuting simple Equal Housing Opportunity All prospective residents are encouraged to apply Schedule your tour today and be the first to call this beautiful home yours Homes are going fast get yours before they are gone. "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and 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: $18,323
• − Mortgage interest: −$3,523
• − Property taxes: −$944
• − Insurance: −$314
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$1,830
• Taxable income: $8,780
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $7,152/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 · 1 photo

Good 80/100 None rehab

This brand new, never lived-in manufactured home offers a good condition with an open layout and modern amenities. It is move-in ready with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental.
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and improves resale value.
• Both Installing smart home devices — Enhances convenience and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and improves resale value. ↑
• Both Installing smart home devices — Enhances convenience and adds value for both resale and rental. ↑

ⓘ 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 — New Haven

• Score: 57/100
• State rank: #650
• US rank: #22110

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,065
• 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

3 events — show timeline

• 2026-03-22 Relisted — Zillow
• 2026-02-12 Delisted — Zillow
• 2025-11-07 Listed $62,900 Zillow