49982 Pennbrook Ct · Utica, MI 48317

$92,500

4 bd · 2.0 ba · 1,756 sqft · Other · 59 Days on market

Built 2017 $53/sqft · 54% above area ↓ 9% since listing

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your charming four-bedroom, two-bathroom home located on a peaceful dead-end street in the desirable Shelby Forest community. This spacious residence features a long driveway and an attached shed for added convenience. As you enter, you'll be greeted by an open layout that allows for an abundance of natural light to flow through the living room and seamlessly into the kitchen. The heart of the home boasts a large island with a sink, providing extra counter space and a perfect spot for barstools, making it ideal for casual dining. The kitchen is equipped with modern appliances, including a fridge, stove, dishwasher, and microwave, catering to all your culinary needs. The primary bedroom offers double closets for ample storage, while the en suite bathroom features double sinks, a shower with a sliding glass door, and additional cabinetry for organized storage. A dedicated laundry room with a newer washer and dryer adds to the home's convenience, along with a smart Ecobee thermostat for easy temperature control and a hot water tank that is only a couple of years old. Beyond your doorstep, embrace the vibrant lifestyle that Shelby Forest has to offer. Connect with neighbors at the spacious clubhouse, the heart of community events and activities, and stay active with access to a 24-hour fitness center. You can also relax and unwind in the sparkling outdoor swimming pool on warm summer days, making the most of the beautiful weather. Experience the benefits of life in Shelby Forest, where community and comfort come together. Don’t miss your chance to make this wonderful house your new home!

Key facts

• Double closets
• Modern appliances
• Open layout

Tags

• LONG DRIVEWAY
• ATTACHED SHED
• OPEN LAYOUT
• LARGE ISLAND
• MODERN APPLIANCES
• DOUBLE CLOSETS

Property features AI

Finance

• Other: Subdivision: SHELBY FOREST
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level; Residential property
• Construction: Pillar/Post/Pier foundation
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 3.4% 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: Rents rising (+3.4%/yr); 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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 + 3.4% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.14% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.82%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $60,000
• List price: $92,500
• Delta: 54.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.73×
• Total profit: $44,699
• Equity at exit: $13,792

10-year hold

• IRR: 46.6%
• Equity multiple: 5.56×
• Total profit: $118,142
• Equity at exit: $7,998

Cash invested: $25,900 (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 48317

• Rents YoY: 3.4%
• Active inventory: 106
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $924

Break-even live

Break-even rent $809

Max offer price $92,500

Occupancy floor 48%

Sensitivity live

Price	-10% $988	-5% $956	+0% $924	+5% $892	+10% $860
Rent	-10% $768	-5% $846	+0% $924	+5% $1,002	+10% $1,080
Rate	-1.0pp $971	-0.5pp $948	base $924	+0.5pp $900	+1.0pp $876

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.28mi
51401 Times Square Dr Shelby Township, MI	2.0–3.0	2.5–3.5	1400	$2,275	$1.62	15d	8	0.87mi

Listing history 19 events

1. 2026-06-21
   days on market $92,500 Active 59 DOM
2. 2026-06-18
   days on market $92,500 Active 56 DOM
3. 2026-06-17
   days on market $92,500 Active 55 DOM
4. 2026-06-16
   days on market $92,500 Active 54 DOM
5. 2026-06-15
   days on market $92,500 Active 53 DOM
6. 2026-06-13
   days on market $92,500 Active 51 DOM
7. 2026-06-13
   days on market $92,500 Active 50 DOM
8. 2026-06-09
   days on market $92,500 Active 47 DOM
9. 2026-06-08
   days on market $92,500 Active 46 DOM
10. 2026-06-07
    days on market $92,500 Active 45 DOM
11. 2026-06-04
    pricedays on market $92,500 Active 42 DOM

    Show marketing remark (1627 chars)

    Welcome to your charming four-bedroom, two-bathroom home located on a peaceful dead-end street in the desirable Shelby Forest community. This spacious residence features a long driveway and an attached shed for added convenience. As you enter, you'll be greeted by an open layout that allows for an abundance of natural light to flow through the living room and seamlessly into the kitchen. The heart of the home boasts a large island with a sink, providing extra counter space and a perfect spot for barstools, making it ideal for casual dining. The kitchen is equipped with modern appliances, including a fridge, stove, dishwasher, and microwave, catering to all your culinary needs. The primary bedroom offers double closets for ample storage, while the en suite bathroom features double sinks, a shower with a sliding glass door, and additional cabinetry for organized storage. A dedicated laundry room with a newer washer and dryer adds to the home's convenience, along with a smart Ecobee thermostat for easy temperature control and a hot water tank that is only a couple of years old. Beyond your doorstep, embrace the vibrant lifestyle that Shelby Forest has to offer. Connect with neighbors at the spacious clubhouse, the heart of community events and activities, and stay active with access to a 24-hour fitness center. You can also relax and unwind in the sparkling outdoor swimming pool on warm summer days, making the most of the beautiful weather. Experience the benefits of life in Shelby Forest, where community and comfort come together. Don’t miss your chance to make this wonderful house your new home!

12. 2026-06-03
    days on market $95,000 Active 41 DOM
13. 2026-06-02
    days on market $95,000 Active 40 DOM
14. 2026-06-01
    days on market $95,000 Active 39 DOM
15. 2026-05-31
    days on market $95,000 Active 38 DOM
16. 2026-05-17
    price $95,000 1627-char remark

    Show marketing remark (1627 chars)

    Welcome to your charming four-bedroom, two-bathroom home located on a peaceful dead-end street in the desirable Shelby Forest community. This spacious residence features a long driveway and an attached shed for added convenience. As you enter, you'll be greeted by an open layout that allows for an abundance of natural light to flow through the living room and seamlessly into the kitchen. The heart of the home boasts a large island with a sink, providing extra counter space and a perfect spot for barstools, making it ideal for casual dining. The kitchen is equipped with modern appliances, including a fridge, stove, dishwasher, and microwave, catering to all your culinary needs. The primary bedroom offers double closets for ample storage, while the en suite bathroom features double sinks, a shower with a sliding glass door, and additional cabinetry for organized storage. A dedicated laundry room with a newer washer and dryer adds to the home's convenience, along with a smart Ecobee thermostat for easy temperature control and a hot water tank that is only a couple of years old. Beyond your doorstep, embrace the vibrant lifestyle that Shelby Forest has to offer. Connect with neighbors at the spacious clubhouse, the heart of community events and activities, and stay active with access to a 24-hour fitness center. You can also relax and unwind in the sparkling outdoor swimming pool on warm summer days, making the most of the beautiful weather. Experience the benefits of life in Shelby Forest, where community and comfort come together. Don’t miss your chance to make this wonderful house your new home!

17. 2026-05-16
    price $95,000 1621-char remark
18. 2026-04-23
    listed $102,000 Active 1627-char remark

    Show marketing remark (1627 chars)

    Welcome to your charming four-bedroom, two-bathroom home located on a peaceful dead-end street in the desirable Shelby Forest community. This spacious residence features a long driveway and an attached shed for added convenience. As you enter, you'll be greeted by an open layout that allows for an abundance of natural light to flow through the living room and seamlessly into the kitchen. The heart of the home boasts a large island with a sink, providing extra counter space and a perfect spot for barstools, making it ideal for casual dining. The kitchen is equipped with modern appliances, including a fridge, stove, dishwasher, and microwave, catering to all your culinary needs. The primary bedroom offers double closets for ample storage, while the en suite bathroom features double sinks, a shower with a sliding glass door, and additional cabinetry for organized storage. A dedicated laundry room with a newer washer and dryer adds to the home's convenience, along with a smart Ecobee thermostat for easy temperature control and a hot water tank that is only a couple of years old. Beyond your doorstep, embrace the vibrant lifestyle that Shelby Forest has to offer. Connect with neighbors at the spacious clubhouse, the heart of community events and activities, and stay active with access to a 24-hour fitness center. You can also relax and unwind in the sparkling outdoor swimming pool on warm summer days, making the most of the beautiful weather. Experience the benefits of life in Shelby Forest, where community and comfort come together. Don’t miss your chance to make this wonderful house your new home!

19. 2026-04-23
    listed $102,000 Active 1621-char remark

    Show marketing remark (1627 chars)

    Welcome to your charming four-bedroom, two-bathroom home located on a peaceful dead-end street in the desirable Shelby Forest community. This spacious residence features a long driveway and an attached shed for added convenience. As you enter, you'll be greeted by an open layout that allows for an abundance of natural light to flow through the living room and seamlessly into the kitchen. The heart of the home boasts a large island with a sink, providing extra counter space and a perfect spot for barstools, making it ideal for casual dining. The kitchen is equipped with modern appliances, including a fridge, stove, dishwasher, and microwave, catering to all your culinary needs. The primary bedroom offers double closets for ample storage, while the en suite bathroom features double sinks, a shower with a sliding glass door, and additional cabinetry for organized storage. A dedicated laundry room with a newer washer and dryer adds to the home's convenience, along with a smart Ecobee thermostat for easy temperature control and a hot water tank that is only a couple of years old. Beyond your doorstep, embrace the vibrant lifestyle that Shelby Forest has to offer. Connect with neighbors at the spacious clubhouse, the heart of community events and activities, and stay active with access to a 24-hour fitness center. You can also relax and unwind in the sparkling outdoor swimming pool on warm summer days, making the most of the beautiful weather. Experience the benefits of life in Shelby Forest, where community and comfort come together. Don’t miss your chance to make this wonderful house your new home!

ⓘ 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: $23,748
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$2,691
• Taxable income: $10,226
• Est. tax owed @ 24.0%: −$2,454
• After-tax cash flow: $8,635/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

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

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 (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Russian/Polish/Slavic 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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• 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

-9.3% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $92,500 MiRealSource-MiMLS
• 2026-06-04 Price Changed $92,500 REALCOMP
• 2026-05-17 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $95,000 REALCOMP
• 2026-04-23 Listed $102,000 REALCOMP
• 2026-04-23 Listed $102,000 MiRealSource-MiMLS