11791 Cascade Cir · Bruce, MI 48065

$60,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 76 Days on market

Built 2024 Est $51k · 19% over

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Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Built 2024
• Listed 76 days

Property features AI

Finance

• Financial info: List price $60,900

Exterior

• Home design: Single-story double section manufactured home; Spec home — Plan: 4 Bed 2 Bath Double Section
• Construction: Living area approximately 1344; Built as a manufactured double section

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Romeo Community Schools (suburban): math 43% / reading 51% proficiency, ranked #102 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $421 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,246 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.08%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11744 Cascade Cir	0.13mi	3/2.0 (-1)	1,300 (-3%)	24mo	$49,900	$38	64
11744 Cascade Cir	0.13mi	3/2.0 (-1)	1,300 (-3%)	24mo	$49,900	$38	64
11723 Cascade Cir	0.07mi	3/2.0 (-1)	1,196 (-11%)	22mo	$25,000	$21	55
11723 Cascade Cir	0.07mi	3/2.0 (-1)	1,196 (-11%)	22mo	$25,000	$21	55

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: 43.3%
• Equity multiple: 2.87×
• Total profit: $31,857
• Equity at exit: $9,080

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $81,526
• Equity at exit: $5,266

Cash invested: $17,052 (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 48065

• Active inventory: 87
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$319
• Tax est. 1.5%: −$76 /mo · $914/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $655

Break-even live

Break-even rent $533

Max offer price $60,900

Occupancy floor 47%

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: $15,225
• Closing costs: $1,827
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11791 Cascade Cir Unit 76 Bruce Township, MI	4.0	2.0	1344	$1,409	$1.05	24d	1	0.03mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	43d	1	0.05mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,299	$1.23	43d	1	0.12mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	14d	1	0.17mi
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	5d	1	0.34mi

Listing history 8 events

1. 2026-06-09
   days on market $60,900 Active 76 DOM
2. 2026-06-08
   days on market $60,900 Active 75 DOM
3. 2026-06-07
   days on market $60,900 Active 74 DOM
4. 2026-06-04
   days on market $60,900 Active 71 DOM
5. 2026-06-03
   days on market $60,900 Active 70 DOM
6. 2026-06-02
   days on market $60,900 Active 69 DOM
7. 2026-06-01
   days on market $60,900 Active 68 DOM
8. 2026-05-31
   days on market $60,900 Active 67 DOM

ⓘ 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: $16,339
• − Mortgage interest: −$3,411
• − Property taxes: −$914
• − Insurance: −$304
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$1,772
• Taxable income: $7,324
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $6,100/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: Romeo Community Schools
• NCES district ID: 2630090
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $73,121
• Composite: 42.48/100
• National rank: #3212
• State rank: #102 of 540 in MI

Livability — Bruce

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

Census & demographics

• Population (ZIP): 11,344

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -252.70%
• Current HPI: 214.524
• 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