33200 Sumac Ct · Lenox, MI 48048

$97,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 66 Days on market

Built 2019 Good condition $62/sqft · 66% above area ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your meticulously maintained three-bedroom, two-bathroom manufactured home situated on a tranquil dead-end street in Meadow Creek. This inviting residence features a long driveway with additional parking spaces located in the front of the home, ensuring convenience for you and your guests. The property boasts a generously sized lot on both the side and behind the home, providing ample outdoor space for various activities. As you step inside, you’ll be greeted by a bright and airy open living room that seamlessly transitions into the dining area, creating a welcoming atmosphere. The kitchen is equipped with ample cabinetry, a convenient island with electrical outlets, and a separated living room and family room area, perfect for entertaining or family gatherings. Recent upgrades include a newer hot water tank, furnace, AC unit, and heat tape, offering peace of mind for years to come. The home is designed for ease of living, featuring programmable key access for the front door, back door, and shed, ensuring security and convenience. You’ll have access to change the locks at any time by simply programming a key of your choice. A spacious dedicated laundry room provides additional storage options, while the washer and dryer—less than a year old—make chores a breeze. Included appliances are the refrigerator, stove, and dishwasher. A new storm door enhances the front entrance, and modern light fixtures throughout the home add a fresh touch. The primary en suite has a new medicine cabinet and toilet; the second bathroom also has a new medicine cabinet. For added value, two Italian leather couches can be included with the sale, along with a security system equipped with door sensors for enhanced safety. The living room also includes a TV stand that can remain with the home. This meticulously maintained property is ready for you to move in and make it your own. Meadow Creek is known for its friendly community atmosphere, offering a serene environment perfect for families and individuals alike. Residents enjoy a variety of nearby amenities, including parks, recreational facilities, and convenient access to local shops and dining options. The sense of community is palpable, making it easy to meet neighbors and participate in local events. Don’t miss out, schedule your showing today!

Key facts

• Newer furnace
• Ample cabinetry
• Generously sized lot

Tags

• LONG DRIVEWAY
• ADDITIONAL PARKING SPACES
• GENEROUSLY SIZED LOT
• AMPLE CABINETRY
• NEWER HOT WATER TANK
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $97k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (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.
• 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: 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 $671 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($91k) 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 $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $58,333
• List price: $97,000
• Delta: 66.29%
• 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
57865 Woodcreek	0.31mi	3/2.0	1,568 (0%)	12mo	$65,000	$41	76

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $8,980
• Equity at exit: $14,463

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $39,678
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $387

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 66%

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: $24,250
• Closing costs: $2,910
• 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	2d	1	0.58mi

Listing history 17 events

1. 2026-06-18
   days on market $97,000 Active 66 DOM
2. 2026-06-17
   days on market $97,000 Active 65 DOM
3. 2026-06-16
   days on market $97,000 Active 64 DOM
4. 2026-06-15
   days on market $97,000 Active 63 DOM
5. 2026-06-13
   days on market $97,000 Active 61 DOM
6. 2026-06-09
   days on market $97,000 Active 57 DOM
7. 2026-06-08
   days on market $97,000 Active 56 DOM
8. 2026-06-07
   days on market $97,000 Active 55 DOM
9. 2026-06-04
   days on market $97,000 Active 52 DOM
10. 2026-06-03
    days on market $97,000 Active 51 DOM
11. 2026-06-02
    days on market $97,000 Active 50 DOM
12. 2026-06-01
    days on market $97,000 Active 49 DOM
13. 2026-05-31
    days on market $97,000 Active 48 DOM
14. 2026-05-01
    price $97,000 2353-char remark

    Show marketing remark (2048 chars)

    Welcome to your meticulously maintained three-bedroom, two-bathroom manufactured home situated on a tranquil dead-end street in Meadow Creek. This inviting residence features a long driveway with additional parking spaces located in the front of the home, ensuring convenience for you and your guests. The property boasts a generously sized lot on both the side and behind the home, providing ample outdoor space for various activities. As you step inside, you'll be greeted by a bright and airy open living room that seamlessly transitions into the dining area, creating a welcoming atmosphere. The kitchen is equipped with ample cabinetry, a convenient island with electrical outlets, and a separated living room and family room area, perfect for entertaining or family gatherings. Recent upgrades include a newer hot water tank, furnace, AC unit, and heat tape, offering peace of mind for years to come. The home is designed for ease of living, featuring programmable key access for the front door, back door, and shed, ensuring security and convenience. You'll have access to change the locks at any time by simply programming a key of your choice. A spacious dedicated laundry room provides additional storage options, while the washer and dryer-less than a year old-make chores a breeze. Included appliances are the refrigerator, stove, and dishwasher. A new storm door enhances the front entrance, and modern light fixtures throughout the home add a fresh touch. The primary en suite has a new medicine cabinet and toilet; the second bathroom also has a new medicine cabinet. For added value, two Italian leather couches can be included with the sale, along with a security system equipped with door sensors for enhanced safety. The living room also includes a TV stand that can remain with the home. This meticulously maintained property is ready for you to move in and make it your own. Meadow Creek is known for its friendly community atmosphere, offering a serene environment perfect for families and individuals alike. Residents enjoy a

15. 2026-05-01
    price $97,000 2048-char remark

    Show marketing remark (2048 chars)

    Welcome to your meticulously maintained three-bedroom, two-bathroom manufactured home situated on a tranquil dead-end street in Meadow Creek. This inviting residence features a long driveway with additional parking spaces located in the front of the home, ensuring convenience for you and your guests. The property boasts a generously sized lot on both the side and behind the home, providing ample outdoor space for various activities. As you step inside, you'll be greeted by a bright and airy open living room that seamlessly transitions into the dining area, creating a welcoming atmosphere. The kitchen is equipped with ample cabinetry, a convenient island with electrical outlets, and a separated living room and family room area, perfect for entertaining or family gatherings. Recent upgrades include a newer hot water tank, furnace, AC unit, and heat tape, offering peace of mind for years to come. The home is designed for ease of living, featuring programmable key access for the front door, back door, and shed, ensuring security and convenience. You'll have access to change the locks at any time by simply programming a key of your choice. A spacious dedicated laundry room provides additional storage options, while the washer and dryer-less than a year old-make chores a breeze. Included appliances are the refrigerator, stove, and dishwasher. A new storm door enhances the front entrance, and modern light fixtures throughout the home add a fresh touch. The primary en suite has a new medicine cabinet and toilet; the second bathroom also has a new medicine cabinet. For added value, two Italian leather couches can be included with the sale, along with a security system equipped with door sensors for enhanced safety. The living room also includes a TV stand that can remain with the home. This meticulously maintained property is ready for you to move in and make it your own. Meadow Creek is known for its friendly community atmosphere, offering a serene environment perfect for families and individuals alike. Residents enjoy a

16. 2026-04-13
    listed $100,000 Active 2048-char remark

    Show marketing remark (2353 chars)

    Welcome to your meticulously maintained three-bedroom, two-bathroom manufactured home situated on a tranquil dead-end street in Meadow Creek. This inviting residence features a long driveway with additional parking spaces located in the front of the home, ensuring convenience for you and your guests. The property boasts a generously sized lot on both the side and behind the home, providing ample outdoor space for various activities. As you step inside, you’ll be greeted by a bright and airy open living room that seamlessly transitions into the dining area, creating a welcoming atmosphere. The kitchen is equipped with ample cabinetry, a convenient island with electrical outlets, and a separated living room and family room area, perfect for entertaining or family gatherings. Recent upgrades include a newer hot water tank, furnace, AC unit, and heat tape, offering peace of mind for years to come. The home is designed for ease of living, featuring programmable key access for the front door, back door, and shed, ensuring security and convenience. You’ll have access to change the locks at any time by simply programming a key of your choice. A spacious dedicated laundry room provides additional storage options, while the washer and dryer—less than a year old—make chores a breeze. Included appliances are the refrigerator, stove, and dishwasher. A new storm door enhances the front entrance, and modern light fixtures throughout the home add a fresh touch. The primary en suite has a new medicine cabinet and toilet; the second bathroom also has a new medicine cabinet. For added value, two Italian leather couches can be included with the sale, along with a security system equipped with door sensors for enhanced safety. The living room also includes a TV stand that can remain with the home. This meticulously maintained property is ready for you to move in and make it your own. Meadow Creek is known for its friendly community atmosphere, offering a serene environment perfect for families and individuals alike. Residents enjoy a variety of nearby amenities, including parks, recreational facilities, and convenient access to local shops and dining options. The sense of community is palpable, making it easy to meet neighbors and participate in local events. Don’t miss out, schedule your showing today!

17. 2026-04-13
    listed $100,000 Active 2353-char remark

    Show marketing remark (2353 chars)

    Welcome to your meticulously maintained three-bedroom, two-bathroom manufactured home situated on a tranquil dead-end street in Meadow Creek. This inviting residence features a long driveway with additional parking spaces located in the front of the home, ensuring convenience for you and your guests. The property boasts a generously sized lot on both the side and behind the home, providing ample outdoor space for various activities. As you step inside, you’ll be greeted by a bright and airy open living room that seamlessly transitions into the dining area, creating a welcoming atmosphere. The kitchen is equipped with ample cabinetry, a convenient island with electrical outlets, and a separated living room and family room area, perfect for entertaining or family gatherings. Recent upgrades include a newer hot water tank, furnace, AC unit, and heat tape, offering peace of mind for years to come. The home is designed for ease of living, featuring programmable key access for the front door, back door, and shed, ensuring security and convenience. You’ll have access to change the locks at any time by simply programming a key of your choice. A spacious dedicated laundry room provides additional storage options, while the washer and dryer—less than a year old—make chores a breeze. Included appliances are the refrigerator, stove, and dishwasher. A new storm door enhances the front entrance, and modern light fixtures throughout the home add a fresh touch. The primary en suite has a new medicine cabinet and toilet; the second bathroom also has a new medicine cabinet. For added value, two Italian leather couches can be included with the sale, along with a security system equipped with door sensors for enhanced safety. The living room also includes a TV stand that can remain with the home. This meticulously maintained property is ready for you to move in and make it your own. Meadow Creek is known for its friendly community atmosphere, offering a serene environment perfect for families and individuals alike. Residents enjoy a variety of nearby amenities, including parks, recreational facilities, and convenient access to local shops and dining options. The sense of community is palpable, making it easy to meet neighbors and participate in local events. Don’t miss out, schedule your showing today!

ⓘ 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: $16,068
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,822
• Taxable income: $3,302
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,857/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with good condition and minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Trim and paint trim around windows — Improves home's aesthetic and value
• Both Replace carpet with hardwood flooring — Increases both resale and rental value
• Both Install smart home technology — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Trim and paint trim around windows — Improves home's aesthetic and value ↑
• Both Replace carpet with hardwood flooring — Increases both resale and rental value ↑
• Both Install smart home technology — Enhances convenience and marketability ↑

ⓘ 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 — Lenox

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

Census & demographics

• Census place: New Haven, MI
• 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

-3.0% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $97,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $97,000 REALCOMP
• 2026-04-13 Listed $100,000 REALCOMP
• 2026-04-13 Listed $100,000 MiRealSource-MiMLS