Estimated Payments From 1 0 | 59165 Faye 316 · New Haven, MI 48048

$27,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 85 Days on market

Built 2026 $26/sqft · 17% below area Est $34k · 17% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Landscaping | 1997 Fairmont

Key facts

• Built 2026
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.5% 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.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $193 of loan paydown is wiped out by about $837 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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 $26,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. 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: 4.80% ✓
• Cap rate: 43.50%
• Cash-on-cash: 132.87%
• DSCR: 6.91
• GRM: 1.7

CMA / ARV

• ARV (median comp): $33,654
• List price: $27,900
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59491 Julie Ln	0.32mi	3/2.0	1,078 (-1%)	9mo	$37,500	$35	76
33006 Primrose Ct	0.68mi	3/2.0	1,250 (+15%)	13mo	$86,000	$69	32

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: 7.48×
• Total profit: $50,591
• Equity at exit: $4,160

10-year hold

• IRR: —
• Equity multiple: 15.73×
• Total profit: $115,076
• Equity at exit: $2,412

Cash invested: $7,812 (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 48048

• Active inventory: 103
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $865

Break-even live

Break-even rent $244

Max offer price $27,900

Occupancy floor 30%

Sensitivity live

Price	-10% $884	-5% $875	+0% $865	+5% $855	+10% $846
Rent	-10% $759	-5% $812	+0% $865	+5% $918	+10% $971
Rate	-1.0pp $879	-0.5pp $872	base $865	+0.5pp $858	+1.0pp $850

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32631 Cary Ln N New Haven, MI	4.0	2.0	1056	$1,339	$1.27	0d	1	0.21mi

Listing history 12 events

1. 2026-06-04
   days on market $27,900 Active 85 DOM
2. 2026-06-03
   days on market $27,900 Active 84 DOM
3. 2026-06-02
   days on market $27,900 Active 83 DOM
4. 2026-06-01
   days on market $27,900 Active 82 DOM
5. 2026-05-31
   days on market $27,900 Active 81 DOM
6. 2026-04-16
   status Active 37-char remark

   Show marketing remark (37 chars)

   Beautiful Landscaping | 1997 Fairmont

7. 2026-04-16
   historical 37-char remark

   Show marketing remark (37 chars)

   Beautiful Landscaping | 1997 Fairmont

8. 2026-04-08
   status Active 37-char remark

   Show marketing remark (37 chars)

   Beautiful Landscaping | 1997 Fairmont

9. 2026-04-08
   historical 37-char remark

   Show marketing remark (37 chars)

   Beautiful Landscaping | 1997 Fairmont

10. 2026-03-10
    listed $27,900 Active 37-char remark

    Show marketing remark (37 chars)

    Beautiful Landscaping | 1997 Fairmont

11. 2008-01-11
    historical
12. 2007-11-20
    listed $11,900

ⓘ 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: $16,068
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$812
• Taxable income: $10,565
• Est. tax owed @ 24.0%: −$2,536
• After-tax cash flow: $7,844/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: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 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

• Census place: New Haven, MI
• City population: 11,065
• Population (ZIP): 11,065

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Italian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -147.74%
• Current HPI: 242.3675
• 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

+134.5% since first listed

7 events — show timeline

• 2026-04-16 Relisted — Zillow
• 2026-04-16 Delisted — Zillow
• 2026-04-08 Relisted — Zillow
• 2026-04-08 Delisted — Zillow
• 2026-03-10 Listed $27,900 Zillow
• 2008-01-11 Listing Removed — MiRealSource-MiMLS
• 2007-11-20 Listed $11,900 MiRealSource-MiMLS