50091 Wensleydale Ct · Utica, MI 48315

$45,000

3 bd · 2.0 ba · 1,800 sqft · Other · 23 Days on market

Built 1985

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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 +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME TO AFFORDABLE LIVING IN BEAUTIFUL SHELBY TOWNSHIP!  Opportunity is knocking with this spacious 1,800 sq. ft. home located on a quiet private cul-de-sac in one of Shelby Township’s sought-after communities! Step inside and fall in love with the bright open-concept layout featuring a spacious kitchen, dining, and living area — perfect for entertaining guests or enjoying cozy nights at home. The stunning stone fireplace creates a warm focal point, while the wet bar and large sunroom add extra charm and functionality you don’t often find at this price point.  Home Features: 3 spacious bedrooms with double closets Open-concept living and dining area Beautiful stone fireplace Wet bar for entertaining Large relaxing sunroom New roof installed in 2024 4-car covered parking Built-in shed/storage area Affordable lot rent — only $700/month  Community Amenities Include:  Swimming Pool  Fitness Center  Clubhouse & Planned Activities  Pet Friendly Community  Playground Boat Storage  RV Storage This home offers the perfect combination of space, comfort, affordability, and community living — all in a fantastic Shelby Township location. Your next chapter starts here… don’t let this one slip away!

Key facts

• Wet bar
• Large sunroom
• Stone fireplace

Tags

• PRIVATE CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• STONE FIREPLACE
• WET BAR
• LARGE SUNROOM
• NEW ROOF

Property features AI

Finance

• Other: Located in the SHELBY FOREST subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public sewer available
• Home design: Manufactured home; One level; Pillar/post/pier foundation
• Construction: Built area above grade: 1,800 square feet
• Exterior features: No pool

Interior

• Kitchen: Oven, Range, Refrigerator, Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dryer, Oven, Refrigerator, Range, Washer; 10 total rooms
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.3% vs local median 3.6% in Utica — 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 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 234 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 4.14% ✓
• Cap rate: 37.28%
• Cash-on-cash: 110.68%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.30×
• Total profit: $66,754
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.19×
• Total profit: $153,553
• Equity at exit: $3,891

Cash invested: $12,600 (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 48315

• Active inventory: 234
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $1,162

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,193	-5% $1,178	+0% $1,162	+5% $1,147	+10% $1,131
Rent	-10% $1,015	-5% $1,088	+0% $1,162	+5% $1,236	+10% $1,309
Rate	-1.0pp $1,185	-0.5pp $1,174	base $1,162	+0.5pp $1,150	+1.0pp $1,139

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13955 Bronte Dr N Shelby Township, MI	3.0	2.0	1380	$1,799	$1.30	11d	1	0.12mi
13670 Silver Birch Cir Shelby Township, MI	2.0	2.0	1500	$1,850	$1.23	44d	1	0.52mi
51401 Times Square Dr Shelby Township, MI	2.0–3.0	2.5–3.5	1400	$2,275	$1.62	15d	8	0.73mi

Listing history 15 events

1. 2026-06-21
   days on market $45,000 Active 23 DOM
2. 2026-06-18
   days on market $45,000 Active 20 DOM
3. 2026-06-17
   days on market $45,000 Active 19 DOM
4. 2026-06-16
   days on market $45,000 Active 18 DOM
5. 2026-06-15
   days on market $45,000 Active 17 DOM
6. 2026-06-13
   days on market $45,000 Active 15 DOM
7. 2026-06-13
   pricedays on market $45,000 Active 14 DOM
8. 2026-06-09
   days on market $49,999 Active 11 DOM
9. 2026-06-08
   days on market $49,999 Active 10 DOM
10. 2026-06-07
    days on market $49,999 Active 9 DOM
11. 2026-06-04
    days on market $49,999 Active 6 DOM
12. 2026-06-03
    days on market $49,999 Active 5 DOM
13. 2026-06-02
    days on market $49,999 Active 4 DOM
14. 2026-06-01
    days on market $49,999 Active 3 DOM
15. 2026-05-31
    days on market $49,999 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,377
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$1,309
• Taxable income: $14,067
• Est. tax owed @ 24.0%: −$3,376
• After-tax cash flow: $10,570/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,428

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 (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 9% Arabic 4% Spanish 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: ▼ -173.36%
• Current HPI: 194.9368
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $49,999 REALCOMP
• 2026-05-29 Listed $49,999 MiRealSource-MiMLS

Property tax history

+0.8%/yr

Latest (2024): $88 · +42.7% YoY. Source: county tax records.