59227 Lewis Ln Ln · New Haven, MI 48048

$70,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily · 145 Days on market

Built 1998 Good condition $38/sqft · 77% below area $600/mo HOA · 35% of rent

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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
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

Key facts

• New flooring
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• FRESH INTERIOR FINISHES
• UPDATED TRIM AND DOORS
• MODERN LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.1% 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: 101 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $70k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.47% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.24%
• DSCR: 1.77
• GRM: 3.4

CMA / ARV

• ARV (median comp): $298,029
• List price: $70,000
• Delta: -76.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59033 Amherst Ave	0.43mi	3/2.5	1,793 (-2%)	5mo	$255,000	$142	71
32220 S Brockton St	0.22mi	3/2.5	1,621 (-11%)	6mo	$260,000	$160	64
32176 Montclair St	0.30mi	3/2.5	2,064 (+13%)	1mo	$260,000	$126	61
32202 Bradford St	0.29mi	3/2.5	2,074 (+14%)	4mo	$350,000	$169	58
32120 Adams St	0.29mi	3/2.5	1,568 (-14%)	6mo	$250,000	$159	56
32170 Bradford St	0.31mi	3/2.5	2,086 (+15%)	4mo	$349,500	$168	56
58302 Pembrooke Ave	0.58mi	3/2.5	2,052 (+13%)	2mo	$384,465	$187	48
58254 Pembrooke Ave	0.62mi	3/2.5	2,052 (+13%)	1mo	$362,680	$177	47
58707 Virginia Cir	0.52mi	4/2.5 (+1)	2,050 (+13%)	7mo	$350,000	$171	42
58182 Pembrooke Ave	0.67mi	3/2.5	2,052 (+13%)	5mo	$370,180	$180	41
58656 Cogswell Ct	0.64mi	3/2.5	2,074 (+14%)	6mo	$375,000	$181	40
58151 Kincaid St	0.74mi	3/2.5	2,052 (+13%)	5mo	$372,285	$181	38

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $6,989
• Equity at exit: $10,437

10-year hold

• IRR: 18.5%
• Equity multiple: 2.57×
• Total profit: $30,787
• Equity at exit: $6,052

Cash invested: $19,600 (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 48048

• Active inventory: 101
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$600
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $282

Break-even live

Break-even rent $1,372

Max offer price $70,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $306	+0% $282	+5% $257	+10% $233
Rent	-10% $145	-5% $213	+0% $282	+5% $350	+10% $418
Rate	-1.0pp $317	-0.5pp $299	base $282	+0.5pp $263	+1.0pp $245

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: poolgym

Listing history 20 events

1. 2026-04-28
   price $70,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

2. 2026-04-27
   price $70,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

3. 2026-04-18
   price $78,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

4. 2026-04-17
   price $78,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

5. 2026-01-25
   price $82,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

6. 2026-01-25
   price $82,000 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

7. 2025-12-28
   listed $89,000 Active 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

8. 2025-12-28
   listed $89,000 Active 886-char remark

   Show marketing remark (886 chars)

   Step into a fully updated 3 bedroom, 2.5 bath manufactured home offering approximately 1,820 square feet of inviting living space designed to feel open, comfortable, and easy to enjoy. Recent improvements include a new roof, new windows, new flooring throughout, fresh interior finishes, updated trim and doors, and modern lighting. The kitchen has been refreshed with new cabinetry, counters, and appliances that connect naturally to the main living and dining areas, making it ideal for everyday living. A true highlight of the home is the spacious primary suite, featuring two separate bathroom spaces connected by a large walk through closet, a rare and practical layout not often found in manufactured homes. Located in the Riverbrook community with access to a clubhouse, pool, fitness center, playground, and on site storage, along with convenient access to M-59, I-94, and M-53.

9. 2025-10-09
   status Pending
10. 2025-10-09
    status Pending
11. 2025-10-09
    soldstatus $15,000 Closed
12. 2025-10-09
    soldstatus $15,000 Closed
13. 2025-09-25
    price $29,000
14. 2025-09-24
    price $29,000
15. 2025-08-12
    price $36,900
16. 2025-08-11
    price $36,900
17. 2025-07-19
    price $39,999
18. 2025-07-19
    price $39,999
19. 2025-06-19
    listed $45,000 Active
20. 2025-06-19
    listed $45,000 Active

ⓘ 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: $20,740
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$7,200
• − Depreciation: −$2,036
• Taxable income: $2,864
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $2,692/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 fully updated 3-bedroom, 2.5-bath manufactured home offers a fresh and inviting interior with new finishes and appliances, making it move-in ready for both buyers and renters.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet with hardwood — increases both resale and rental value
• Both install smart home devices — attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet with hardwood — increases both resale and rental value ↑
• Both install smart home devices — attracts tech-savvy buyers and renters ↑

ⓘ 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: 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

+55.6% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $70,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $70,000 REALCOMP
• 2026-04-18 Price Changed $78,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $78,000 REALCOMP
• 2026-01-25 Price Changed $82,000 MiRealSource-MiMLS
• 2026-01-25 Price Changed $82,000 REALCOMP
• 2025-12-28 Listed $89,000 REALCOMP
• 2025-12-28 Listed $89,000 MiRealSource-MiMLS
• 2025-10-09 Pending — MiRealSource-MiMLS
• 2025-10-09 Pending — REALCOMP
• 2025-10-09 Sold (MLS) $15,000 REALCOMP
• 2025-10-09 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2025-09-25 Price Changed $29,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $29,000 REALCOMP
• 2025-08-12 Price Changed $36,900 MiRealSource-MiMLS
• 2025-08-11 Price Changed $36,900 REALCOMP
• 2025-07-19 Price Changed $39,999 MiRealSource-MiMLS
• 2025-07-19 Price Changed $39,999 REALCOMP
• 2025-06-19 Listed $45,000 REALCOMP
• 2025-06-19 Listed $45,000 MiRealSource-MiMLS