52239 Oxford Ln · Chesterfield, MI 48051

$20,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 77 Days on market

Built 1984 5,500 sqft lot $12/sqft · 55% below area ↓ 39% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

Key facts

• 5,500 sq ft lot
• Built 1984
• Listed 77 days

🏷️ Possibly a rental listed for sale. The $20,000 price doesn't fit this home's estimated sale value (~$44,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

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 $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.10% ✓
• Cap rate: 74.75%
• Cash-on-cash: 244.48%
• DSCR: 11.88
• GRM: 1.0

CMA / ARV

• ARV (median comp): $44,900
• List price: $20,000
• Delta: -55.46%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52522 Potamac Ct	0.17mi	3/2.0 (+1)	1,680 (+5%)	7mo	$50,000	$30	73
29636 Cambridge Ct	0.26mi	3/2.0 (+1)	1,500 (-6%)	6mo	$44,900	$30	68
52529 Pineview Cir	0.24mi	3/2.0 (+1)	1,456 (-9%)	9mo	$163,000	$112	62
52193 Harrisburg Ln	0.29mi	3/1.5 (+1)	1,563 (-2%)	24mo	$62,000	$40	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: —
• Equity multiple: 13.40×
• Total profit: $69,447
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 28.52×
• Total profit: $154,139
• Equity at exit: $1,729

Cash invested: $5,600 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 140
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $1,141

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 25%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	1d	1	0.08mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	43d	1	0.13mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	16d	1	0.13mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	43d	1	0.16mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	43d	1	0.19mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.19mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	1d	1	0.26mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	1d	1	0.27mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.27mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.27mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	1d	1	0.31mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	1d	1	0.34mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	1d	1	0.47mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	43d	1	0.69mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.76mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	24d	1	0.76mi
51602 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,775	$1.14	16d	1	0.77mi
51590 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,535	$0.98	2d	1	0.79mi
51596 Stern Ln New Baltimore, MI	2.0	2.0	1550	$1,790	$1.15	18d	1	0.79mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	17d	1	0.90mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	24d	1	0.94mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	43d	1	0.95mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	43d	1	1.18mi

Listing history 26 events

1. 2026-06-18
   days on market $20,000 Active 77 DOM
2. 2026-06-17
   days on market $20,000 Active 76 DOM
3. 2026-06-16
   days on market $20,000 Active 75 DOM
4. 2026-06-15
   pricedays on market $20,000 Active 74 DOM
5. 2026-06-13
   days on market $23,900 Active 72 DOM
6. 2026-06-13
   days on market $23,900 Active 71 DOM
7. 2026-06-09
   days on market $23,900 Active 68 DOM
8. 2026-06-08
   days on market $23,900 Active 67 DOM
9. 2026-06-07
   days on market $23,900 Active 66 DOM
10. 2026-06-04
    days on market $23,900 Active 63 DOM
11. 2026-06-03
    days on market $23,900 Active 62 DOM
12. 2026-06-02
    days on market $23,900 Active 61 DOM
13. 2026-06-01
    days on market $23,900 Active 60 DOM
14. 2026-05-31
    days on market $23,900 Active 59 DOM
15. 2026-05-18
    price $23,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

16. 2026-05-18
    price $23,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

17. 2026-05-17
    price $23,900
18. 2026-05-04
    price $29,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

19. 2026-05-03
    price $29,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

20. 2026-05-03
    price $29,900

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

21. 2026-04-24
    price $32,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

22. 2026-04-24
    price $32,900 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

23. 2026-04-24
    price $32,900

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

24. 2026-04-02
    listed $39,000 Active 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

25. 2026-04-02
    listed $39,000 Active 752-char remark

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

26. 2026-04-02
    listed $39,000 Active

    Show marketing remark (752 chars)

    * * PRICE REDUCED * * Charming Manufactured Home in the City of Chesterfield!Welcome to this 2-bedroom, 2-bath manufactured home offering 1,600 sq. ft. of comfortable, fully furnished living space. The open-concept layout features vaulted ceilings and flows seamlessly from the living area into the kitchen. Perfect for everyday living and entertaining. The spacious primary suite includes a private full bath, while a second bedroom and full bath provide flexibility for guests, a home office, or family. Ideally situated near Gratiot and 23 Mile, you'll enjoy easy access to shopping, dining, and major freeways. All furniture included. Buyer is subject to park approval. Park rent: $925/month. Electric included. Residents responsible for water.

ⓘ 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: $19,429
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$582
• Taxable income: $14,219
• Est. tax owed @ 24.0%: −$3,412
• After-tax cash flow: $10,278/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: 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 — Chesterfield

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

Census & demographics

• City population: 40,302
• 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

-38.7% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $23,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $23,900 REALCOMP
• 2026-05-17 Price Changed $23,900 SW Michigan MLS
• 2026-05-04 Price Changed $29,900 MiRealSource-MiMLS
• 2026-05-03 Price Changed $29,900 REALCOMP
• 2026-05-03 Price Changed $29,900 SW Michigan MLS
• 2026-04-24 Price Changed $32,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $32,900 REALCOMP
• 2026-04-24 Price Changed $32,900 SW Michigan MLS
• 2026-04-02 Listed $39,000 SW Michigan MLS
• 2026-04-02 Listed $39,000 REALCOMP
• 2026-04-02 Listed $39,000 MiRealSource-MiMLS