57574 Sawyer Ct · Lenox, MI 48048

$79,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 89 Days on market

Built 2019 Good condition $59/sqft · 320% above area ↓ 10% since listing

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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
• 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

Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you’ll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you’re looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don’t miss the opportunity to own a newer home in a community that offers so much more than just a place to live—it’s a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

Key facts

• Community pool
• Built 2019
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% 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.
• 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: 101 active listings in the ZIP; 2 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 $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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. 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: 2.08% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.91%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $19,000
• List price: $79,900
• Delta: 320.53%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.4%
• Equity multiple: 2.59×
• Total profit: $35,651
• Equity at exit: $11,913

10-year hold

• IRR: 44.0%
• Equity multiple: 5.19×
• Total profit: $93,693
• Equity at exit: $6,908

Cash invested: $22,372 (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 48048

• Active inventory: 101
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $763

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 49%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37781 Sandstone Trl New Haven, MI	3.0	2.0	1624	$1,674	$1.03	1d	1	0.14mi
5407 Aloha Ln Casco, MI	2.0–3.0	2.0–3.0	1152	$1,599	$1.39	1d	1	0.98mi

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 89 DOM
2. 2026-06-17
   days on market $79,900 Active 88 DOM
3. 2026-06-16
   days on market $79,900 Active 87 DOM
4. 2026-06-15
   days on market $79,900 Active 86 DOM
5. 2026-06-13
   days on market $79,900 Active 84 DOM
6. 2026-06-09
   pricedays on market $79,900 Active 80 DOM
7. 2026-06-08
   days on market $85,500 Active 79 DOM
8. 2026-06-07
   days on market $85,500 Active 78 DOM
9. 2026-06-04
   days on market $85,500 Active 75 DOM
10. 2026-06-03
    days on market $85,500 Active 74 DOM
11. 2026-06-02
    days on market $85,500 Active 73 DOM
12. 2026-06-01
    days on market $85,500 Active 72 DOM
13. 2026-05-31
    days on market $85,500 Active 71 DOM
14. 2026-05-02
    price $85,500 1386-char remark

    Show marketing remark (1386 chars)

    Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you’ll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you’re looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don’t miss the opportunity to own a newer home in a community that offers so much more than just a place to live—it’s a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

15. 2026-05-01
    price $85,500 1356-char remark

    Show marketing remark (1356 chars)

    Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you'll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you're looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don't miss the opportunity to own a newer home in a community that offers so much more than just a place to live-it's a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

16. 2026-03-21
    listed $88,500 Active 1356-char remark

    Show marketing remark (1386 chars)

    Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you’ll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you’re looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don’t miss the opportunity to own a newer home in a community that offers so much more than just a place to live—it’s a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

17. 2026-03-21
    listed $88,500 Active 1386-char remark

    Show marketing remark (1386 chars)

    Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you’ll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you’re looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don’t miss the opportunity to own a newer home in a community that offers so much more than just a place to live—it’s a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

18. 2026-03-20
    historical $88,500 1386-char remark

    Show marketing remark (1386 chars)

    Warm and welcoming layout featuring 4 bedrooms and 2 full baths, offering modern comfort and style in a family-friendly community. From the moment you step inside, you’ll appreciate how super clean and well-maintained this home is, with an open floor plan designed for easy living. The kitchen provides plenty of space for cooking and entertaining. A home that feels just right with nice sized bedrooms and updated bathrooms offer both comfort and convenience. But what truly sets this property apart is the lifestyle that comes with it! This vibrant community is packed with amenities for everyone to enjoy. Spend your summer days relaxing at the sparkling pool, host gatherings at the clubhouse, challenge friends to a game at the basketball courts, or use the fitness center. For those who love the outdoors, take a stroll or evening walk along the scenic, lighted walking path, perfect for exercise or unwinding after a long day. Whether you’re looking for space, comfort, or an active and social neighborhood, this home checks all the boxes. Don’t miss the opportunity to own a newer home in a community that offers so much more than just a place to live—it’s a lifestyle waiting for you! No one behind you or on the one side dead end street. Lot Rent $764.00 you pay no taxes. Come take a look today at this wonderfully cared for home. Price reduced

19. 2026-03-17
    historical
20. 2026-03-17
    historical
21. 2026-01-26
    price $88,500
22. 2026-01-25
    price $88,500
23. 2025-10-05
    price $94,000
24. 2025-10-05
    price $94,000
25. 2025-09-16
    listed $95,000 Active
26. 2025-09-16
    listed $95,000 Active

ⓘ 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 2/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,972
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,324
• Taxable income: $8,378
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $7,141/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 well-maintained, modern manufactured home in a family-friendly community offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall home appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall home appearance ↑

ⓘ 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 — Lenox

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

Census & demographics

• Population (ZIP): 11,065

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Italian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -147.74%
• Current HPI: 242.3675
• 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

-10.0% since first listed

13 events — show timeline

• 2026-05-02 Price Changed $85,500 MiRealSource-MiMLS
• 2026-05-01 Price Changed $85,500 REALCOMP
• 2026-03-21 Listed $88,500 REALCOMP
• 2026-03-21 Listed $88,500 MiRealSource-MiMLS
• 2026-03-20 Coming Soon $88,500 MiRealSource-MiMLS
• 2026-03-17 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Listing Removed — REALCOMP
• 2026-01-26 Price Changed $88,500 MiRealSource-MiMLS
• 2026-01-25 Price Changed $88,500 REALCOMP
• 2025-10-05 Price Changed $94,000 MiRealSource-MiMLS
• 2025-10-05 Price Changed $94,000 REALCOMP
• 2025-09-16 Listed $95,000 REALCOMP
• 2025-09-16 Listed $95,000 MiRealSource-MiMLS