48609 Pineview Dr · Shelby, MI 48317

$26,000

2 bd · 2.0 ba · 980 sqft · Other · 86 Days on market

Built 1987 $27/sqft · 45% above area Est $18k · 45% over ↓ 4% since listing

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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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your cozy two-bedroom, two-bathroom manufactured home in the charming Dequindre Estates. This well-maintained residence features an updated roof and furnace, completed in 2018, ensuring comfort and peace of mind. The thoughtfully designed layout places the bedrooms on opposite sides of the house, providing privacy and tranquility. In between, you’ll find a welcoming kitchen and nook area, perfect for your dining table, along with a barstool section for additional seating. Enjoy cozy evenings by the fireplace, adding warmth and charm to your living space. This home also comes equipped with essential appliances, including a fridge, stove, and a washer and dryer for added convenience. Nestled on a quiet dead-end street, this property offers a serene living experience. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing you to enjoy stress-free days. The community features fantastic amenities, including a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone!

Key facts

• Welcoming kitchen
• Updated roof
• Updated furnace

Tags

• UPDATED ROOF
• UPDATED FURNACE
• WELCOMING KITCHEN
• ESSENTIAL APPLIANCES
• QUIET DEAD-END STREET
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $26k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 49.4% vs local median 3.2% in Shelby — 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 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 101 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

• Local home prices are declining (-3.0%/yr); year-one equity from $180 of loan paydown is wiped out by about $780 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 + 3.4% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($24k) 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 $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 5.42% ✓
• Cap rate: 49.43%
• Cash-on-cash: 154.05%
• DSCR: 7.85
• GRM: 1.5

CMA / ARV

• ARV (median comp): $17,937
• List price: $26,000
• Delta: 44.95%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.68×
• Total profit: $55,900
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 18.55×
• Total profit: $127,765
• Equity at exit: $2,248

Cash invested: $7,280 (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 48317

• Rents YoY: 3.4%
• Active inventory: 101
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $935

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 29%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46280 Dequindre Rd Shelby Township, MI	1.0–3.0	1.0–1.5	912	$1,412	$1.55	4d	14	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $26,000 Active 86 DOM
2. 2026-06-17
   days on market $26,000 Active 85 DOM
3. 2026-06-16
   days on market $26,000 Active 84 DOM
4. 2026-06-15
   days on market $26,000 Active 83 DOM
5. 2026-06-13
   days on market $26,000 Active 81 DOM
6. 2026-06-13
   days on market $26,000 Active 80 DOM
7. 2026-06-09
   days on market $26,000 Active 77 DOM
8. 2026-06-08
   days on market $26,000 Active 76 DOM
9. 2026-06-07
   days on market $26,000 Active 75 DOM
10. 2026-06-04
    days on market $26,000 Active 72 DOM
11. 2026-06-03
    days on market $26,000 Active 71 DOM
12. 2026-06-02
    days on market $26,000 Active 70 DOM
13. 2026-06-01
    days on market $26,000 Active 69 DOM
14. 2026-05-31
    days on market $26,000 Active 68 DOM
15. 2026-05-04
    price $26,000 1531-char remark

    Show marketing remark (1525 chars)

    Welcome to your cozy two-bedroom, two-bathroom manufactured home in the charming Dequindre Estates. This well-maintained residence features an updated roof and furnace, completed in 2018, ensuring comfort and peace of mind. The thoughtfully designed layout places the bedrooms on opposite sides of the house, providing privacy and tranquility. In between, you'll find a welcoming kitchen and nook area, perfect for your dining table, along with a barstool section for additional seating. Enjoy cozy evenings by the fireplace, adding warmth and charm to your living space. This home also comes equipped with essential appliances, including a fridge, stove, and a washer and dryer for added convenience. Nestled on a quiet dead-end street, this property offers a serene living experience. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing you to enjoy stress-free days. The community features fantastic amenities, including a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone!

16. 2026-05-04
    price $26,000 1525-char remark

    Show marketing remark (1525 chars)

    Welcome to your cozy two-bedroom, two-bathroom manufactured home in the charming Dequindre Estates. This well-maintained residence features an updated roof and furnace, completed in 2018, ensuring comfort and peace of mind. The thoughtfully designed layout places the bedrooms on opposite sides of the house, providing privacy and tranquility. In between, you'll find a welcoming kitchen and nook area, perfect for your dining table, along with a barstool section for additional seating. Enjoy cozy evenings by the fireplace, adding warmth and charm to your living space. This home also comes equipped with essential appliances, including a fridge, stove, and a washer and dryer for added convenience. Nestled on a quiet dead-end street, this property offers a serene living experience. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing you to enjoy stress-free days. The community features fantastic amenities, including a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone!

17. 2026-03-24
    listed $27,000 Active 1525-char remark

    Show marketing remark (1531 chars)

    Welcome to your cozy two-bedroom, two-bathroom manufactured home in the charming Dequindre Estates. This well-maintained residence features an updated roof and furnace, completed in 2018, ensuring comfort and peace of mind. The thoughtfully designed layout places the bedrooms on opposite sides of the house, providing privacy and tranquility. In between, you’ll find a welcoming kitchen and nook area, perfect for your dining table, along with a barstool section for additional seating. Enjoy cozy evenings by the fireplace, adding warmth and charm to your living space. This home also comes equipped with essential appliances, including a fridge, stove, and a washer and dryer for added convenience. Nestled on a quiet dead-end street, this property offers a serene living experience. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing you to enjoy stress-free days. The community features fantastic amenities, including a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone!

18. 2026-03-24
    listed $27,000 Active 1531-char remark

    Show marketing remark (1531 chars)

    Welcome to your cozy two-bedroom, two-bathroom manufactured home in the charming Dequindre Estates. This well-maintained residence features an updated roof and furnace, completed in 2018, ensuring comfort and peace of mind. The thoughtfully designed layout places the bedrooms on opposite sides of the house, providing privacy and tranquility. In between, you’ll find a welcoming kitchen and nook area, perfect for your dining table, along with a barstool section for additional seating. Enjoy cozy evenings by the fireplace, adding warmth and charm to your living space. This home also comes equipped with essential appliances, including a fridge, stove, and a washer and dryer for added convenience. Nestled on a quiet dead-end street, this property offers a serene living experience. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing you to enjoy stress-free days. The community features fantastic amenities, including a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone!

ⓘ 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: $16,925
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$756
• Taxable income: $11,484
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $8,458/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety F 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): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

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 (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Russian/Polish/Slavic 2%

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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• 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

-3.7% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $26,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $26,000 REALCOMP
• 2026-03-24 Listed $27,000 REALCOMP
• 2026-03-24 Listed $27,000 MiRealSource-MiMLS