5270 Argyle Ct · Sterling Heights, MI 47310

$30,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 135 Days on market

Built 1976 Good condition $25/sqft · 19% above area Est $25k · 19% over ↓ 25% since listing

---

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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

Key facts

• Newer cabinets
• Newer countertops
• Newer flooring

Tags

• NEWER FLOORING
• NEWER CABINETS
• NEWER COUNTERTOPS
• RENEWED HOT WATER TANK
• MODERNIZED ELECTRICAL
• MODERNIZED PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.5% vs local median 3.8% in Sterling Heights — 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 74/100 on livability (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• 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: 2 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).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• 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 135 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.28% ✓
• Cap rate: 38.53%
• Cash-on-cash: 115.15%
• DSCR: 6.12
• GRM: 1.9

CMA / ARV

• ARV (median comp): $25,128
• List price: $30,000
• Delta: 19.39%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5294 Argyle Ct	0.03mi	2/1.0 (-1)	1,100 (-8%)	6mo	$28,000	$25	71

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: 7.54×
• Total profit: $54,969
• Equity at exit: $13,489

10-year hold

• IRR: —
• Equity multiple: 15.73×
• Total profit: $123,771
• Equity at exit: $20,789

Cash invested: $8,400 (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 47310

• Active inventory: 2
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $806

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

Sensitivity live

Price	-10% $827	-5% $816	+0% $806	+5% $796	+10% $785
Rent	-10% $705	-5% $755	+0% $806	+5% $857	+10% $907
Rate	-1.0pp $821	-0.5pp $814	base $806	+0.5pp $798	+1.0pp $790

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5150 Rudgate Cir Sterling Heights, MI	3.0	2.0	1138	$1,274	$1.12	5d	1	0.24mi
43256 Mound Rd Unit 504 Sterling Heights, MI	2.0	1.0	823	$1,350	$1.64	18d	1	1.35mi

Listing history 17 events

1. 2026-06-15
   days on market $30,000 Active 135 DOM
2. 2026-06-13
   days on market $30,000 Active 133 DOM
3. 2026-06-13
   days on market $30,000 Active 132 DOM
4. 2026-06-09
   days on market $30,000 Active 129 DOM
5. 2026-06-08
   days on market $30,000 Active 128 DOM
6. 2026-06-07
   days on market $30,000 Active 127 DOM
7. 2026-06-04
   days on market $30,000 Active 124 DOM
8. 2026-06-03
   days on market $30,000 Active 123 DOM
9. 2026-06-02
   days on market $30,000 Active 122 DOM
10. 2026-06-01
    days on market $30,000 Active 121 DOM
11. 2026-05-31
    days on market $30,000 Active 120 DOM
12. 2026-05-05
    status Active 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

13. 2026-05-03
    status Pending 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

14. 2026-04-25
    price $30,000 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

15. 2026-03-06
    price $34,000 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

16. 2026-02-18
    price $36,000 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

17. 2026-01-30
    listed $40,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    Welcome to your new home! This beautifully updated three-bedroom, two-bathroom manufactured home is a true retreat, offering a perfect blend of comfort and style. Inside, you'll find newer flooring, cabinets, and countertops that create a fresh and inviting atmosphere. Essential updates, including a newer hot water tank and modernized electrical and plumbing systems, provide peace of mind for years to come. The roof is only five years old, ensuring that this well-maintained home is ready for you to move in. The fully equipped kitchen features a fridge, stove, dishwasher, and microwave, making meal prep a breeze. Step outside to discover a vibrant community that enhances your living experience. Dive into the 10-foot swimming pool or lounge on the sundeck while soaking up the sunshine. Families will appreciate the three playgrounds, each with a playscape, offering endless fun for kids. You’ll also enjoy a calendar filled with planned activities and social events designed to foster a sense of community. Don’t miss this opportunity to make this charming home your own!

ⓘ 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: $15,393
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$873
• Taxable income: $9,777
• Est. tax owed @ 24.0%: −$2,346
• After-tax cash flow: $7,326/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated three-bedroom, two-bathroom manufactured home is ready for immediate occupancy with minor cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sterling Heights

• Score: 74/100
• State rank: #173
• US rank: #4545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling Heights, MI

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.0% since first listed

6 events — show timeline

• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-03 Pending — MiRealSource-MiMLS
• 2026-04-25 Price Changed $30,000 MiRealSource-MiMLS
• 2026-03-06 Price Changed $34,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $36,000 MiRealSource-MiMLS
• 2026-01-30 Listed $40,000 MiRealSource-MiMLS