5292 Americana · New Baltimore, MI 48064

$56,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 72 Days on market

Built 2026 Good condition $59/sqft · 199% above area

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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 +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Land is leased, not owned.

Key facts

• Built 2026
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $57k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.6% 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: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $393 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,486 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.98%
• Cash-on-cash: 41.73%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $19,000
• List price: $56,900
• Delta: 199.47%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5238 Bud Ln	0.09mi	2/1.0	1,000 (+4%)	3mo	$19,000	$19	82

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $26,082
• Equity at exit: $8,484

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $68,218
• Equity at exit: $4,920

Cash invested: $15,932 (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 48064

• Home prices YoY: -34.8%
• Active inventory: 29
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$298
• Tax est. 1.5%: −$71 /mo · $854/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $554

Break-even live

Break-even rent $498

Max offer price $56,900

Occupancy floor 49%

Sensitivity live

Price	-10% $593	-5% $574	+0% $554	+5% $534	+10% $515
Rent	-10% $459	-5% $507	+0% $554	+5% $601	+10% $649
Rate	-1.0pp $583	-0.5pp $568	base $554	+0.5pp $539	+1.0pp $524

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5407 Aloha Ln Casco, MI	2.0–3.0	2.0–3.0	1152	$1,199	$1.04	0d	1	0.21mi

Listing history 15 events

1. 2026-06-21
   days on market $56,900 Active 72 DOM
2. 2026-06-18
   days on market $56,900 Active 69 DOM
3. 2026-06-17
   days on market $56,900 Active 68 DOM
4. 2026-06-16
   days on market $56,900 Active 67 DOM
5. 2026-06-15
   days on market $56,900 Active 66 DOM
6. 2026-06-13
   days on market $56,900 Active 64 DOM
7. 2026-06-09
   days on market $56,900 Active 60 DOM
8. 2026-06-08
   days on market $56,900 Active 59 DOM
9. 2026-06-07
   days on market $56,900 Active 58 DOM
10. 2026-06-04
    days on market $56,900 Active 55 DOM
11. 2026-06-03
    days on market $56,900 Active 54 DOM
12. 2026-06-02
    days on market $56,900 Active 53 DOM
13. 2026-06-01
    days on market $56,900 Active 52 DOM
14. 2026-05-31
    days on market $56,900 Active 51 DOM
15. 2026-04-10
    listed $56,900 Active 26-char remark

    Show marketing remark (26 chars)

    Land is leased, not owned.

ⓘ 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: $14,388
• − Mortgage interest: −$3,187
• − Property taxes: −$854
• − Insurance: −$284
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,655
• Taxable income: $6,105
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,183/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 · 2 photos

Good 80/100 Cosmetic rehab

This modern manufactured home in Ravinia Anchor Bay is in excellent condition with a good condition score of 80. It is move-in ready with smart home features and energy-efficient appliances, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Smart home features — Enhances comfort and energy efficiency.
• Both Smart thermostats — Improves energy efficiency and comfort.
• Both Smart lighting — Enhances energy efficiency and ambiance.
• Both Smart security systems — Enhances safety and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home features — Enhances comfort and energy efficiency. ↑
• Both Smart thermostats — Improves energy efficiency and comfort. ↑
• Both Smart lighting — Enhances energy efficiency and ambiance. ↑
• Both Smart security systems — Enhances safety and convenience. ↑

ⓘ 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: 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

• Population (ZIP): 3,996

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 16% Lithuanian 11% German 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.97%
• Current HPI: 232.1357
• 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

1 event — show timeline

• 2026-04-10 Listed $56,900 Zillow