11981 Springbrook Ct · Bruce, MI 48065

$34,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 21 Days on market

Built 2026 Est $25k · 40% over

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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 +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Now available! Charming 2-bedroom, 2-bathroom for an UNBEATABLE price! Call our location today to tour and make it yours! 2 spacious bedrooms, upgraded appliance package, energy star rated furnace, air conditioning, insulated skirting and the only thing missing is YOU! Enjoy the rural setting of Romeo as we welcome you to our community. Inquire today and be the first to tour! "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

• Air conditioning
• Insulated skirting
• Rural setting

Tags

• UPGRADED APPLIANCE PACKAGE
• ENERGY STAR RATED FURNACE
• AIR CONDITIONING
• INSULATED SKIRTING
• RURAL SETTING

Property features AI

Finance

• Financial info: List price: $34,900

Exterior

• Home design: Single section home; Spec inventory; 2-bedroom, 2-bath plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $241 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,376 (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. 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.
3. 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.
4. 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: 3.90% ✓
• Cap rate: 34.97%
• Cash-on-cash: 102.44%
• DSCR: 5.56
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $24,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71604 Saint David Ct	0.25mi	2/1.0	950 (-1%)	3mo	$20,000	$21	80
11745 Cascade Cir	0.07mi	3/2.0 (+1)	980 (+2%)	23mo	$25,000	$26	69
11745 Cascade Cir	0.07mi	3/2.0 (+1)	980 (+2%)	23mo	$25,000	$26	69

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: 5.86×
• Total profit: $47,494
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 12.24×
• Total profit: $109,852
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $834

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 34%

Sensitivity live

Price	-10% $858	-5% $846	+0% $834	+5% $822	+10% $810
Rent	-10% $727	-5% $780	+0% $834	+5% $888	+10% $942
Rate	-1.0pp $852	-0.5pp $843	base $834	+0.5pp $825	+1.0pp $816

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	21d	1	0.03mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.12mi
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,399	$1.25	0d	1	0.18mi
157 S Bailey St Unit 167 Romeo, MI	1.0	1.0	650	$1,095	$1.68	44d	1	1.28mi
219 S Main St Romeo, MI	1.0	1.0	650	$1,100	$1.69	11d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $34,900 Active 21 DOM
2. 2026-06-17
   days on market $34,900 Active 20 DOM
3. 2026-06-16
   days on market $34,900 Active 19 DOM
4. 2026-06-15
   days on market $34,900 Active 18 DOM
5. 2026-06-13
   days on market $34,900 Active 16 DOM
6. 2026-06-09
   days on market $34,900 Active 12 DOM
7. 2026-06-08
   days on market $34,900 Active 11 DOM
8. 2026-06-07
   days on market $34,900 Active 10 DOM
9. 2026-06-04
   days on market $34,900 Active 7 DOM
10. 2026-06-03
    days on market $34,900 Active 6 DOM
11. 2026-06-02
    days on market $34,900 Active 5 DOM
12. 2026-06-01
    days on market $34,900 Active 4 DOM
13. 2026-05-31
    days on market $34,900 Active 3 DOM

ⓘ 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: $16,335
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$1,015
• Taxable income: $10,053
• Est. tax owed @ 24.0%: −$2,413
• After-tax cash flow: $7,597/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: 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