12370 Saint James Ct · Bruce, MI 48065

$45,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 26 Days on market

Built 1991 Good condition Est $51k · 12% under ↓ 31% since listing

---

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
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

Key facts

• Quiet street
• Huge storage shed
• Spacious side yard

Tags

• REMODELED HOME
• QUIET STREET
• LARGE OPEN SPACE
• SPACIOUS SIDE YARD
• HUGE STORAGE SHED
• BRIGHT INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 87 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 + 3.0% 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 26 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.15% ✓
• Cap rate: 27.85%
• Cash-on-cash: 76.98%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11744 Cascade Cir	0.36mi	3/2.0	1,300 (-3%)	24mo	$49,900	$38	58
11744 Cascade Cir	0.36mi	3/2.0	1,300 (-3%)	24mo	$49,900	$38	58
11723 Cascade Cir	0.18mi	3/2.0	1,196 (-11%)	22mo	$25,000	$21	55
11723 Cascade Cir	0.18mi	3/2.0	1,196 (-11%)	22mo	$25,000	$21	55

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: 77.0%
• Equity multiple: 4.51×
• Total profit: $44,211
• Equity at exit: $6,710

10-year hold

• IRR: 80.6%
• Equity multiple: 9.32×
• Total profit: $104,875
• 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 48065

• Active inventory: 87
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $808

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 38%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	4d	1	0.10mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	14d	1	0.12mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	43d	1	0.21mi
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,299	$1.16	43d	1	0.21mi
11791 Cascade Cir Unit 76 Bruce Township, MI	4.0	2.0	1344	$1,409	$1.05	24d	1	0.23mi
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	20d	1	0.25mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,299	$1.23	43d	1	0.37mi
324 E Saint Clair St Romeo, MI	2.0	1.5	1200	$1,550	$1.29	43d	1	1.29mi
308 E Washington St Romeo, MI	2.0	2.0	1350	$2,400	$1.78	43d	1	1.43mi
145 Spring St Romeo, MI	2.0	2.5	1400	$1,800	$1.29	43d	1	1.46mi
149 Spring St Romeo, MI	2.0	2.5	1400	$1,800	$1.29	43d	1	1.46mi
153 Spring St Romeo, MI	2.0	2.5	1450	$1,800	$1.24	43d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 26 DOM
2. 2026-06-17
   days on market $45,000 Active 25 DOM
3. 2026-06-16
   days on market $45,000 Active 24 DOM
4. 2026-06-15
   days on market $45,000 Active 23 DOM
5. 2026-06-13
   days on market $45,000 Active 21 DOM
6. 2026-06-09
   days on market $45,000 Active 17 DOM
7. 2026-06-08
   days on market $45,000 Active 16 DOM
8. 2026-06-07
   days on market $45,000 Active 15 DOM
9. 2026-06-04
   days on market $45,000 Active 12 DOM
10. 2026-06-03
    days on market $45,000 Active 11 DOM
11. 2026-06-02
    days on market $45,000 Active 10 DOM
12. 2026-06-01
    days on market $45,000 Active 9 DOM
13. 2026-05-31
    days on market $45,000 Active 8 DOM
14. 2026-04-02
    price $44,999 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

15. 2026-04-02
    price $44,999 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

16. 2026-03-02
    price $55,999 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

17. 2026-03-02
    price $59,900 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

18. 2026-03-02
    price $55,999 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

19. 2026-03-02
    price $59,900 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

20. 2026-01-15
    listed $64,900 Active 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

21. 2026-01-15
    listed $64,900 Active 646-char remark

    Show marketing remark (646 chars)

    Welcome to 12370 Charming 3 bedroom 2 full baths, in desirable Spring Brook Estate. Nestled on a quiet dead end street this home is completely updated. Open layout with large living and dining room. Beautiful bathrooms with tile shower, all new carpet and tile throughout the home and fresh painting!! Kitchen boasts with plenty of cabinets and new appliances. Master bedroom is spacious with gorgeous master bathroom! Laundry is equipped with washer and dryer making daily tasks efficient and enjoyable. Outdoor shed provides room for any extra storage. Community pool and park make this home a catch for any family! Schedule your showing today!

ⓘ 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: $17,002
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$1,309
• Taxable income: $9,552
• Est. tax owed @ 24.0%: −$2,292
• After-tax cash flow: $7,407/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 beautifully remodeled three-bedroom, two-bath manufactured home is move-in ready with updated appliances, flooring, and bathrooms. The home is located on a quiet street with ample outdoor space and a storage shed.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and home value
• Both Landscaping — A well-maintained yard can improve curb appeal and attract potential buyers
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms
• Both New lighting fixtures — Upgraded lighting can make the home more inviting and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and home value ↑
• Both Landscaping — A well-maintained yard can improve curb appeal and attract potential buyers ↑
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms ↑
• Both New lighting fixtures — Upgraded lighting can make the home more inviting and energy-efficient ↑

ⓘ 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: 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 — Bruce

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

-30.7% since first listed

8 events — show timeline

• 2026-04-02 Price Changed $44,999 MiRealSource-MiMLS
• 2026-04-02 Price Changed $44,999 REALCOMP
• 2026-03-02 Price Changed $55,999 MiRealSource-MiMLS
• 2026-03-02 Price Changed $59,900 MiRealSource-MiMLS
• 2026-03-02 Price Changed $55,999 REALCOMP
• 2026-03-02 Price Changed $59,900 REALCOMP
• 2026-01-15 Listed $64,900 REALCOMP
• 2026-01-15 Listed $64,900 MiRealSource-MiMLS