52372 D W Seaton Dr · New Baltimore, MI 48047

$260,000

3 bd · 2.5 ba · 1,646 sqft · SingleFamily public records · 228 Days on market

Built 1978 0.25 ac lot $158/sqft · 23% below area Est $338k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you'll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.4% below list).
• Recommended offer: $190k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.5% in New Baltimore — 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 85/100 on livability (#30 in MI, #597 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, amenities F.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $65k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,770 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 11.2

CMA / ARV

• ARV (median comp): $337,560
• List price: $260,000
• Delta: -22.98%
• 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
33043 Shagbark Cir	0.11mi	3/1.5	1,528 (-7%)	0mo	$349,000	$228	79
32037 Red Creek Dr	0.55mi	4/2.5 (+1)	1,648 (+0%)	4mo	$330,000	$200	66
33355 Marion Ct	0.11mi	4/2.5 (+1)	1,776 (+8%)	14mo	$340,000	$191	65
32039 Shadywood Dr	0.57mi	3/2.5	1,647 (+0%)	13mo	$377,500	$229	62
52873 D W Seaton Dr	0.20mi	3/2.0	1,449 (-12%)	9mo	$345,000	$238	61
51784 Julies Dr	0.74mi	3/2.0	1,644 (-0%)	9mo	$332,500	$202	56
51687 Johns Dr	0.37mi	3/1.5	1,455 (-12%)	7mo	$323,000	$222	54
32879 Birchwood Dr	0.54mi	3/2.5	1,800 (+9%)	11mo	$345,000	$192	50
32872 Birchwood Dr	0.58mi	2/2.5 (-1)	1,550 (-6%)	11mo	$253,000	$163	49
32063 Oakcrest Dr	0.44mi	3/2.5	1,785 (+8%)	23mo	$350,000	$196	46
52913 Cross Creek Dr	0.69mi	3/1.5	1,480 (-10%)	13mo	$355,999	$241	36
52830 Cross Creek Dr	0.63mi	3/2.0	1,460 (-11%)	20mo	$333,000	$228	33

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-67,340
• Equity at exit: $38,767

10-year hold

• IRR: -25.6%
• Equity multiple: -0.25×
• Total profit: $-90,791
• Equity at exit: $22,480

Cash invested: $72,800 (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 48047

• Active inventory: 237
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$459 /mo · $5,504/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-398

Break-even live

Break-even rent $2,444

Max offer price $189,770

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-324	+0% $-398	+5% $-471	+10% $-545
Rent	-10% $-551	-5% $-474	+0% $-398	+5% $-321	+10% $-244
Rate	-1.0pp $-267	-0.5pp $-331	base $-398	+0.5pp $-465	+1.0pp $-533

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32968 Antrim Dr New Baltimore, MI	2.0	2.0	1400	$2,190	$1.56	45d	1	0.34mi

Listing history 50 events

1. 2026-06-21
   days on market $260,000 Active 228 DOM
2. 2026-06-18
   days on market $260,000 Active 225 DOM
3. 2026-06-17
   days on market $260,000 Active 224 DOM
4. 2026-06-16
   days on market $260,000 Active 223 DOM
5. 2026-06-15
   days on market $260,000 Active 222 DOM
6. 2026-06-13
   days on market $260,000 Active 220 DOM
7. 2026-06-09
   days on market $260,000 Active 216 DOM
8. 2026-06-08
   days on market $260,000 Active 215 DOM
9. 2026-06-07
   days on market $260,000 Active 214 DOM
10. 2026-06-04
    days on market $260,000 Active 211 DOM
11. 2026-06-03
    days on market $260,000 Active 210 DOM
12. 2026-06-02
    days on market $260,000 Active 209 DOM
13. 2026-06-01
    days on market $260,000 Active 208 DOM
14. 2026-05-31
    days on market $260,000 Active 207 DOM
15. 2026-05-07
    price $260,000 588-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

16. 2026-05-07
    price $260,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

17. 2026-03-25
    price $275,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you'll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

18. 2026-03-24
    price $275,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

19. 2026-01-07
    price $295,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you'll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

20. 2026-01-06
    price $295,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

21. 2025-11-22
    price $300,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you'll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

22. 2025-11-21
    price $300,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

23. 2025-11-05
    listed $325,000 Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you’ll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

24. 2025-11-04
    listed $325,000 Active 588-char remark

    Show marketing remark (588 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath quad-level home located in the highly sought-after Anchor Bay School District! Perfectly situated near major expressways, this home offers both convenience and comfort. Enjoy easy access to tons of shopping, dining, and entertainment options in the rapidly developing Chesterfield area. Inside, you'll find spacious living areas, a functional layout ideal for families, and plenty of natural light throughout. Whether you're a first-time buyer or looking to upgrade, this home combines a prime location with exceptional value.

25. 2021-11-01
    soldstatus $245,000
26. 2021-10-08
    soldstatus $245,000 Sold
27. 2021-10-08
    soldstatus $245,000 Closed
28. 2021-09-08
    status Pending
29. 2021-09-08
    status Pending
30. 2021-09-02
    status Active
31. 2021-09-02
    status Active
32. 2021-08-18
    status Pending
33. 2021-08-18
    status Pending
34. 2021-08-14
    price $239,990
35. 2021-08-14
    price $239,990
36. 2021-08-09
    price $245,000
37. 2021-08-09
    price $245,000
38. 2021-08-05
    status Active
39. 2021-08-05
    status Active
40. 2021-08-05
    status Pending
41. 2021-08-05
    status Pending
42. 2021-08-03
    price $250,000
43. 2021-08-02
    price $250,000
44. 2021-07-26
    price $257,000
45. 2021-07-26
    price $257,000
46. 2021-07-15
    listed $262,000 Active
47. 2021-07-15
    listed $262,000 Active
48. 2021-07-09
    historical $262,000
49. 2021-07-09
    historical $262,000
50. 2017-05-16
    soldstatus $180,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $5,504 · $459/mo
• Projected year-2 tax: $5,504 · $459/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,284
• − Mortgage interest: −$14,564
• − Property taxes: −$5,504
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$7,564
• Taxable loss: −$9,373
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $-2,521/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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — New Baltimore

• Score: 85/100
• State rank: #30
• US rank: #597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,302
• Household income: $94,890
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 529.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 6% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -265.06%
• Current HPI: 216.5914
• Rent YoY: —
• 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

+121.3% since first listed

53 events — show timeline

• 2026-05-07 Price Changed $260,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $260,000 REALCOMP
• 2026-03-25 Price Changed $275,000 MiRealSource-MiMLS
• 2026-03-24 Price Changed $275,000 REALCOMP
• 2026-01-07 Price Changed $295,000 MiRealSource-MiMLS
• 2026-01-06 Price Changed $295,000 REALCOMP
• 2025-11-22 Price Changed $300,000 MiRealSource-MiMLS
• 2025-11-21 Price Changed $300,000 REALCOMP
• 2025-11-05 Listed $325,000 REALCOMP
• 2025-11-04 Listed $325,000 MiRealSource-MiMLS
• 2021-11-01 Sold (Public Records) $245,000 Public Records
• 2021-10-08 Sold (MLS) $245,000 MiRealSource-MiMLS
• 2021-10-08 Sold (MLS) $245,000 REALCOMP
• 2021-09-08 Pending — MiRealSource-MiMLS
• 2021-09-08 Pending — REALCOMP
• 2021-09-02 Relisted — MiRealSource-MiMLS
• 2021-09-02 Relisted — REALCOMP
• 2021-08-18 Pending — MiRealSource-MiMLS
• 2021-08-18 Pending — REALCOMP
• 2021-08-14 Price Changed $239,990 MiRealSource-MiMLS
• 2021-08-14 Price Changed $239,990 REALCOMP
• 2021-08-09 Price Changed $245,000 MiRealSource-MiMLS
• 2021-08-09 Price Changed $245,000 REALCOMP
• 2021-08-05 Relisted — MiRealSource-MiMLS
• 2021-08-05 Relisted — REALCOMP
• 2021-08-05 Pending — MiRealSource-MiMLS
• 2021-08-05 Pending — REALCOMP
• 2021-08-03 Price Changed $250,000 MiRealSource-MiMLS
• 2021-08-02 Price Changed $250,000 REALCOMP
• 2021-07-26 Price Changed $257,000 MiRealSource-MiMLS
• 2021-07-26 Price Changed $257,000 REALCOMP
• 2021-07-15 Listed $262,000 MiRealSource-MiMLS
• 2021-07-15 Listed $262,000 REALCOMP
• 2021-07-09 Coming Soon $262,000 MiRealSource-MiMLS
• 2021-07-09 Coming Soon $262,000 REALCOMP
• 2017-05-16 Sold (Public Records) $180,000 Public Records
• 2017-05-10 Sold (MLS) $180,000 MiRealSource-MiMLS
• 2017-05-10 Sold (MLS) $180,000 REALCOMP
• 2017-03-30 Pending — MiRealSource-MiMLS
• 2017-03-30 Pending — REALCOMP
• 2017-03-25 Listed $180,000 MiRealSource-MiMLS
• 2017-03-25 Listed $180,000 REALCOMP
• 2007-03-16 Sold (Public Records) $152,000 Public Records
• 2007-03-02 Sold (MLS) $152,000 REALCOMP
• 2007-03-02 Sold (MLS) $152,000 MiRealSource-MiMLS
• 2007-02-09 Listing Removed — MiRealSource-MiMLS
• 2007-01-22 Listed $154,900 REALCOMP
• 2007-01-22 Listed $154,900 MiRealSource-MiMLS
• 2000-08-21 Sold (Public Records) $177,900 Public Records
• 2000-08-03 Sold (MLS) $177,900 MiRealSource-MiMLS
• 2000-07-10 Listing Removed — MiRealSource-MiMLS
• 2000-06-12 Listed $179,900 MiRealSource-MiMLS
• 1993-08-18 Sold (Public Records) $117,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $5,504 · +15.2% YoY. Source: county tax records.