33051 Heatherwood Lot 244 · New Haven, MI 40848

$41,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 12 Days on market

Built 1994 Good condition 1,000 sqft lot $670/mo HOA · 50% of rent

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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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

QuailRun Manufactured Home Park~ New Haven Schools. Talk abut AFFORDABLE HOUSING. This 3 bedroom 2 bath home is situated on lot 244 within the complex. QuailRun offers a club house, outdoor pool, basketball, volleyball, playground, Gazebo, and a pond that allows fishing all for only $670.00 a month. Many updates within this home over the last 5 years. New Driveway pad ( 6/25), New sub flooring and flooring (23) in the living room and all bedrooms, 7/20 New AC, 3/21 New Furnace, and Roof 8/19. All appliances will stay making this home turn key and move in ready. Photos have been digitally edited removing personal property. Property is occupied. Park approval is required ( please visit their website). Pets are allowed but the park does have breed restrictions. Seller does have 2 Ring Cameras on the property. Subject to Seller finding Suitable Housing. Cash Or Conventional Financing ( If you need a referral for a lender who loans in parks, please reach out) No FHA or VA lending is allowed as this is not a normal Single Family Home. Buyer is responsible for State Tax and Title at close.

Key facts

• Outdoor pool
• Volleyball
• Gazebo

Tags

• CLUB HOUSE
• OUTDOOR POOL
• BASKETBALL
• VOLLEYBALL
• PLAYGROUND
• GAZEBO

Property features AI

Finance

• Other: Lot dimensions listed as 50 x 20 (acres unit); Directions: West side of 26 Mile between Main & 94; Cross street 26 Mile & Main
• HOA & community: Homeowners association with monthly fee of $670 (includes trash); Community amenities: pool, clubhouse, fitness center

Exterior

• Parking: Driveway; Parking pad; Assigned parking (no garage)
• Security: Security features (other)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built as a residential single-family home
• Exterior features: Basketball court; Gazebo; Community in-ground outdoor pool; Pond within park available for use and fishing; Paved, privately maintained road and private road frontage

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher; Range hood; Disposal
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Disposal; Range hood; Ceiling fan(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Cap rate 9.4% vs local median 3.2% 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.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($283 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $41,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.27% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $312,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57925 Woodcreek Lot 50	0.16mi	3/2.0	1,248 (0%)	9mo	$58,500	$47	85
32501 Salt River Cir N	0.44mi	3/2.0	1,380 (+11%)	16mo	$345,000	$250	48
58242 Pembrooke Ave	0.73mi	3/2.0	1,397 (+12%)	15mo	$357,460	$256	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: 18.3%
• Equity multiple: 2.05×
• Total profit: $12,025
• Equity at exit: $18,435

10-year hold

• IRR: 20.1%
• Equity multiple: 3.97×
• Total profit: $34,081
• Equity at exit: $28,411

Cash invested: $11,480 (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 40848

• Active inventory: 1
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• HOA: −$670
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $104

Break-even live

Break-even rent $1,207

Max offer price $41,000

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $119	+0% $104	+5% $90	+10% $76
Rent	-10% $-1	-5% $52	+0% $104	+5% $157	+10% $210
Rate	-1.0pp $125	-0.5pp $115	base $104	+0.5pp $94	+1.0pp $83

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32631 Cary Ln N New Haven, MI	4.0	2.0	1056	$1,339	$1.27	0d	1	0.97mi

HOA detail

• Monthly dues: $670 · $8,040/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-21
   days on market $41,000 Active 12 DOM
2. 2026-06-18
   days on market $41,000 Active 9 DOM
3. 2026-06-17
   days on market $41,000 Active 8 DOM
4. 2026-06-16
   days on market $41,000 Active 7 DOM
5. 2026-06-15
   days on market $41,000 Active 6 DOM
6. 2026-06-13
   days on market $41,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $41,000 Active 1 DOM

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

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: $16,068
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$205
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − HOA: −$8,040
• − Depreciation: −$1,193
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $978/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 80/100 Cosmetic rehab

This Quail Run manufactured home is in good condition with recent updates and is move-in ready. It offers a good investment opportunity with potential for increased value through exterior painting and maintenance.

Value-add opportunities

• Resale Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Trim and paint exterior trim — Trim and painting the exterior trim can improve the home's curb appeal and increase its resale value.
• Rental Clean gutters and downspouts — Clean gutters and downspouts can prevent water damage and improve the home's rental value by ensuring proper drainage.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Trim and paint exterior trim — Trim and painting the exterior trim can improve the home's curb appeal and increase its resale value. ↑
• Rental Clean gutters and downspouts — Clean gutters and downspouts can prevent water damage and improve the home's rental value by ensuring proper drainage. ↑

ⓘ 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: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $41,000 MiRealSource-MiMLS
• 2026-06-09 Listed $41,000 REALCOMP