52780 S Zacharias Ct · New Haven, MI 48051

$64,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 303 Days on market

Built 2025 Good condition

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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 +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand new 3 bedroom 2 bathroom home located in the desirable Carriage Way community in Chesterfield. Thoughtfully designed with a clean modern feel, this home offers a bright open living area, a dedicated dining space, and a functional kitchen with plenty of storage. Enjoy natural light throughout the home and a layout that provides both comfort and practicality for everyday living. The spacious design allows for flexibility whether you need room to relax, work, or unwind. Conveniently located near major expressways and public transportation, commuting is simple. Just minutes from Downtown New Baltimore, you will have easy access to shopping, dining, and waterfront views. Features include central air, gas stove, dishwasher, and a well designed floor plan that makes the most of every space. Free applications available for a limited time. Do not wait. Schedule your showing today before this home is gone. Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements.

Key facts

• Functional kitchen
• Prime location
• Built 2025

Tags

• SPACIOUS LIVING AREAS
• FUNCTIONAL KITCHEN
• PRIME LOCATION
• CLOSE PROXIMITY TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 4.1% 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.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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: 2.34% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.67%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $28,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52857 Bunker Hill Blvd Blvd	0.06mi	3/2.0	924 (-12%)	15mo	$25,000	$27	64
52259 Quaker Hill Ln	0.51mi	3/2.0	956 (-10%)	13mo	$21,250	$22	50

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: 47.3%
• Equity multiple: 3.06×
• Total profit: $37,410
• Equity at exit: $9,677

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $94,353
• Equity at exit: $5,611

Cash invested: $18,172 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 142
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $752

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 46%

Sensitivity live

Price	-10% $797	-5% $775	+0% $752	+5% $730	+10% $707
Rent	-10% $632	-5% $692	+0% $752	+5% $812	+10% $872
Rate	-1.0pp $785	-0.5pp $769	base $752	+0.5pp $735	+1.0pp $718

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.02mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.02mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.03mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	0d	1	0.05mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.07mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.07mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	6d	1	0.09mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.09mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.11mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.14mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.18mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.20mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	0d	1	0.34mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	0d	1	0.75mi
29710 Amy Ln #5 Chesterfield, MI	2.0	1.5	1120	$1,235	$1.10	0d	1	0.75mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.89mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	6d	1	0.96mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	25d	1	0.96mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	18d	1	1.16mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	0d	5	1.20mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $64,900 Active 303 DOM
2. 2026-06-18
   days on market $64,900 Active 300 DOM
3. 2026-06-17
   days on market $64,900 Active 299 DOM
4. 2026-06-16
   days on market $64,900 Active 298 DOM
5. 2026-06-15
   days on market $64,900 Active 297 DOM
6. 2026-06-13
   days on market $64,900 Active 295 DOM
7. 2026-06-13
   days on market $64,900 Active 294 DOM
8. 2026-06-09
   days on market $64,900 Active 291 DOM
9. 2026-06-08
   days on market $64,900 Active 290 DOM
10. 2026-06-07
    days on market $64,900 Active 289 DOM
11. 2026-06-04
    days on market $64,900 Active 286 DOM
12. 2026-06-03
    days on market $64,900 Active 285 DOM
13. 2026-06-02
    days on market $64,900 Active 284 DOM
14. 2026-06-01
    days on market $64,900 Active 283 DOM
15. 2026-05-31
    days on market $64,900 Active 282 DOM
16. 2026-04-10
    status Active 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to this brand new 3 bedroom 2 bathroom home located in the desirable Carriage Way community in Chesterfield. Thoughtfully designed with a clean modern feel, this home offers a bright open living area, a dedicated dining space, and a functional kitchen with plenty of storage. Enjoy natural light throughout the home and a layout that provides both comfort and practicality for everyday living. The spacious design allows for flexibility whether you need room to relax, work, or unwind. Conveniently located near major expressways and public transportation, commuting is simple. Just minutes from Downtown New Baltimore, you will have easy access to shopping, dining, and waterfront views. Features include central air, gas stove, dishwasher, and a well designed floor plan that makes the most of every space. Free applications available for a limited time. Do not wait. Schedule your showing today before this home is gone. Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements.

17. 2026-04-10
    historical 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to this brand new 3 bedroom 2 bathroom home located in the desirable Carriage Way community in Chesterfield. Thoughtfully designed with a clean modern feel, this home offers a bright open living area, a dedicated dining space, and a functional kitchen with plenty of storage. Enjoy natural light throughout the home and a layout that provides both comfort and practicality for everyday living. The spacious design allows for flexibility whether you need room to relax, work, or unwind. Conveniently located near major expressways and public transportation, commuting is simple. Just minutes from Downtown New Baltimore, you will have easy access to shopping, dining, and waterfront views. Features include central air, gas stove, dishwasher, and a well designed floor plan that makes the most of every space. Free applications available for a limited time. Do not wait. Schedule your showing today before this home is gone. Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements.

18. 2025-08-22
    listed $64,900 Active 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to this brand new 3 bedroom 2 bathroom home located in the desirable Carriage Way community in Chesterfield. Thoughtfully designed with a clean modern feel, this home offers a bright open living area, a dedicated dining space, and a functional kitchen with plenty of storage. Enjoy natural light throughout the home and a layout that provides both comfort and practicality for everyday living. The spacious design allows for flexibility whether you need room to relax, work, or unwind. Conveniently located near major expressways and public transportation, commuting is simple. Just minutes from Downtown New Baltimore, you will have easy access to shopping, dining, and waterfront views. Features include central air, gas stove, dishwasher, and a well designed floor plan that makes the most of every space. Free applications available for a limited time. Do not wait. Schedule your showing today before this home is gone. Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and 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: $18,238
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$1,888
• Taxable income: $8,498
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $6,986/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 · 13 photos

Good 80/100 Cosmetic rehab

This brand new 3-bedroom 2-bathroom home in the Carriage Way community is move-in ready with modern finishes and a clean, open layout. It offers a great value with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New lighting fixtures — Enhances ambiance and safety.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New lighting fixtures — Enhances ambiance and safety. ↑

ⓘ 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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 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

• City population: 11,065
• Population (ZIP): 17,716

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 (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -98.06%
• Current HPI: 210.6017
• 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

3 events — show timeline

• 2026-04-10 Relisted — Zillow
• 2026-04-10 Delisted — Zillow
• 2025-08-22 Listed $64,900 Zillow