11827 Cascade Cir · Romeo, MI 48065

$36,900

3 bd · 2.0 ba · 1,056 sqft · Other · 195 Days on market

Built 2025 $35/sqft · 84% above area ↓ 10% 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 +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer is almost here! Check out this this sleek and clean 3-bedroom, 2-bathroom that is ready for you. Features exquisite and easy to clean flooring through out! Beautiful dark cabinetry is featured in the show stopping kitchen and all appliances are included! Upgraded lighting enhances this modern gem and Ideal wall space to feature your design quality art or favorite furniture pieces. BONUS, washer and dryer included in the dedicated laundry space! Contact our location today to be the first to tour! You deserve this opportunity in a community that welcomes you! "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

• Built 2025
• Listed 194 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $37k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.7% vs local median 0.9% in Romeo — 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 64/100 on livability (#497 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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: 90 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $255 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 195 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $32,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.87% ✓
• Cap rate: 34.69%
• Cash-on-cash: 101.42%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

• ARV (median comp): $20,000
• List price: $36,900
• Delta: 84.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.81×
• Total profit: $49,657
• Equity at exit: $5,502

10-year hold

• IRR: —
• Equity multiple: 12.12×
• Total profit: $114,941
• Equity at exit: $3,190

Cash invested: $10,332 (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: 90
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $554/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $873

Break-even live

Break-even rent $323

Max offer price $36,900

Occupancy floor 34%

Sensitivity live

Price	-10% $899	-5% $886	+0% $873	+5% $860	+10% $848
Rent	-10% $760	-5% $817	+0% $873	+5% $930	+10% $986
Rate	-1.0pp $892	-0.5pp $883	base $873	+0.5pp $864	+1.0pp $854

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.04mi
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	21d	1	0.12mi
11791 Cascade Cir Unit 76 Bruce Township, MI	4.0	2.0	1344	$1,409	$1.05	25d	1	0.14mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	45d	1	0.16mi
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,399	$1.25	0d	1	0.26mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	16d	1	0.29mi
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	6d	1	0.46mi
324 E Saint Clair St Romeo, MI	2.0	1.5	1200	$1,550	$1.29	45d	1	1.17mi
308 E Washington St Romeo, MI	2.0	2.0	1350	$2,400	$1.78	45d	1	1.30mi
145 Spring St Romeo, MI	2.0	2.5	1400	$1,800	$1.29	45d	1	1.33mi
149 Spring St Romeo, MI	2.0	2.5	1400	$1,800	$1.29	45d	1	1.33mi
153 Spring St Romeo, MI	2.0	2.5	1450	$1,800	$1.24	45d	1	1.35mi

Listing history 18 events

1. 2026-06-21
   days on market $36,900 Active 195 DOM
2. 2026-06-18
   days on market $36,900 Active 192 DOM
3. 2026-06-17
   days on market $36,900 Active 191 DOM
4. 2026-06-16
   days on market $36,900 Active 190 DOM
5. 2026-06-15
   days on market $36,900 Active 189 DOM
6. 2026-06-13
   days on market $36,900 Active 187 DOM
7. 2026-06-09
   days on market $36,900 Active 183 DOM
8. 2026-06-08
   days on market $36,900 Active 182 DOM
9. 2026-06-07
   days on market $36,900 Active 181 DOM
10. 2026-06-04
    days on market $36,900 Active 178 DOM
11. 2026-06-03
    days on market $36,900 Active 177 DOM
12. 2026-06-02
    days on market $36,900 Active 176 DOM
13. 2026-06-01
    days on market $36,900 Active 175 DOM
14. 2026-05-31
    days on market $36,900 Active 174 DOM
15. 2026-03-12
    status Active 804-char remark

    Show marketing remark (804 chars)

    Summer is almost here! Check out this this sleek and clean 3-bedroom, 2-bathroom that is ready for you. Features exquisite and easy to clean flooring through out! Beautiful dark cabinetry is featured in the show stopping kitchen and all appliances are included! Upgraded lighting enhances this modern gem and Ideal wall space to feature your design quality art or favorite furniture pieces. BONUS, washer and dryer included in the dedicated laundry space! Contact our location today to be the first to tour! You deserve this opportunity in a community that welcomes you! "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. "

16. 2026-03-12
    price $36,900 804-char remark

    Show marketing remark (804 chars)

    Summer is almost here! Check out this this sleek and clean 3-bedroom, 2-bathroom that is ready for you. Features exquisite and easy to clean flooring through out! Beautiful dark cabinetry is featured in the show stopping kitchen and all appliances are included! Upgraded lighting enhances this modern gem and Ideal wall space to feature your design quality art or favorite furniture pieces. BONUS, washer and dryer included in the dedicated laundry space! Contact our location today to be the first to tour! You deserve this opportunity in a community that welcomes you! "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. "

17. 2025-09-28
    historical 804-char remark

    Show marketing remark (804 chars)

    Summer is almost here! Check out this this sleek and clean 3-bedroom, 2-bathroom that is ready for you. Features exquisite and easy to clean flooring through out! Beautiful dark cabinetry is featured in the show stopping kitchen and all appliances are included! Upgraded lighting enhances this modern gem and Ideal wall space to feature your design quality art or favorite furniture pieces. BONUS, washer and dryer included in the dedicated laundry space! Contact our location today to be the first to tour! You deserve this opportunity in a community that welcomes you! "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. "

18. 2025-06-27
    listed $40,900 Active 804-char remark

    Show marketing remark (804 chars)

    Summer is almost here! Check out this this sleek and clean 3-bedroom, 2-bathroom that is ready for you. Features exquisite and easy to clean flooring through out! Beautiful dark cabinetry is featured in the show stopping kitchen and all appliances are included! Upgraded lighting enhances this modern gem and Ideal wall space to feature your design quality art or favorite furniture pieces. BONUS, washer and dryer included in the dedicated laundry space! Contact our location today to be the first to tour! You deserve this opportunity in a community that welcomes you! "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. "

ⓘ 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: $17,137
• − Mortgage interest: −$2,067
• − Property taxes: −$554
• − Insurance: −$184
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,073
• Taxable income: $10,517
• Est. tax owed @ 24.0%: −$2,524
• After-tax cash flow: $7,954/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 — Romeo

• Score: 64/100
• State rank: #497
• US rank: #14340

Category grades

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

Schools grade is shown separately in the Schools card above.

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

Price history

-9.8% since first listed

4 events — show timeline

• 2026-03-12 Relisted — Zillow
• 2026-03-12 Price Changed $36,900 Zillow
• 2025-09-28 Delisted — Zillow
• 2025-06-27 Listed $40,900 Zillow