15359 Cartier Dr · Sterling Heights, MI 48038

$45,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 57 Days on market

Built 2007 Average condition $29/sqft · 76% 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 +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

Key facts

• Community pool
• Built 2007
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $45k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.7% 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.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 257 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $311 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 + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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. 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.
4. 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.
5. 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: 3.76% ✓
• Cap rate: 33.68%
• Cash-on-cash: 97.82%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (median comp): $25,616
• List price: $45,000
• Delta: 75.67%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38146 Saint Tropez Dr	0.15mi	4/2.0	1,680 (+7%)	2mo	$50,000	$30	80

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 95.4%
• Equity multiple: 5.22×
• Total profit: $53,185
• Equity at exit: $6,710

10-year hold

• IRR: 97.5%
• Equity multiple: 9.85×
• Total profit: $111,467
• Equity at exit: $3,891

Cash invested: $12,600 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $1,027

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 34%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.08mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.09mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.11mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.13mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.14mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.19mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	43d	1	1.19mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.22mi

Listing history 7 events

1. 2026-05-16
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

2. 2026-05-16
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

3. 2026-04-08
   price $45,000 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

4. 2026-04-07
   price $45,000 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

5. 2026-03-20
   listed $50,000 Active 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

6. 2026-03-20
   listed $50,000 Active 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

7. 2026-03-17
   historical $50,000 493-char remark

   Show marketing remark (493 chars)

   Spacious 4 bedroom 2 full bathrooms manufactured home on a leased lot. Includes access to a activity center, perfect for social gatherings and community events. Two well maintained inground pools along with two playgrounds for children to enjoy. Indoor and outdoor basketball courts, barbecue areas, pavilions and so much more. Great location near shopping centers, grocery store, restaurants. Hot water tank, carpet, and vinyl flooring done in 2023. Top rated Chippewa Valley School District.

ⓘ 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: $20,325
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$1,309
• Taxable income: $12,343
• Est. tax owed @ 24.0%: −$2,962
• After-tax cash flow: $9,363/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 · 1 photo

Average 55/100 Cosmetic rehab

A well-maintained manufactured home with average exterior condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown grass needs trimming
• Minor Exterior siding — Light wear and discoloration

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Trim landscaping — Improves curb appeal and value
• Both Replace worn siding — Significant improvement in appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass needs trimming	Minor	$500–3,000
Exterior siding · Light wear and discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and value ↑
• Both Replace worn siding — Significant improvement in appearance and 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 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

• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

-10.0% since first listed

7 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-04-08 Price Changed $45,000 MiRealSource-MiMLS
• 2026-04-07 Price Changed $45,000 REALCOMP
• 2026-03-20 Listed $50,000 REALCOMP
• 2026-03-20 Listed $50,000 MiRealSource-MiMLS
• 2026-03-17 Coming Soon $50,000 MiRealSource-MiMLS