52239 Landsdowne Cir · New Haven, MI 48051

$17,000

4 bd · 2.0 ba · 2,200 sqft · Manufactured

Built 1999

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

Key facts

• Community pool
• Built 1999

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Cap rate 94.3% vs local median 4.1% in New Haven — 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 57/100 on livability (#650 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Francis A Higgins Elem School (math 42% / reading 52%, grade D-, #433 of 1,397 statewide, top 34%, 421 students, 43% FRL); Middle School East (math 34% / reading 52%, grade D-, #181 of 493 statewide, top 37%, 618 students, 43% FRL); High School North (math 34% / reading 59%, grade D-, #208 of 713 statewide, top 29%, 1,588 students, 34% FRL).
• Market conditions: 142 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago 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 $17,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 10.16% ✓
• Cap rate: 94.29%
• Cash-on-cash: 314.26%
• DSCR: 14.98
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 17.11×
• Total profit: $76,666
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 36.52×
• Total profit: $169,099
• Equity at exit: $1,470

Cash invested: $4,760 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 142
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,247

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,258	-5% $1,252	+0% $1,247	+5% $1,241	+10% $1,235
Rent	-10% $1,110	-5% $1,178	+0% $1,247	+5% $1,315	+10% $1,383
Rate	-1.0pp $1,255	-0.5pp $1,251	base $1,247	+0.5pp $1,242	+1.0pp $1,238

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	18d	1	0.12mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	45d	1	0.22mi
52131 Oxford Ln Unit 423 Chesterfield, MI	4.0	2.0	1680	$1,739	$1.04	0d	1	0.25mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	45d	1	0.31mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	0d	1	0.32mi
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	45d	1	0.36mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	25d	1	1.15mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	45d	1	1.16mi

Listing history 13 events

1. 2024-11-04
   status Pending 206-char remark

   Show marketing remark (206 chars)

   Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

2. 2024-11-04
   historical

   Show marketing remark (206 chars)

   Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

3. 2024-10-22
   price $17,000 206-char remark

   Show marketing remark (206 chars)

   Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

4. 2024-09-30
   listed $29,999 Active 206-char remark

   Show marketing remark (206 chars)

   Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

5. 2024-09-30
   listed $17,000

   Show marketing remark (206 chars)

   Investment opportunity. Purchaser with no intention of transporting mobile home to an outside location is required by Carriage Way to file an accepted residency application prior to purchase of mobile home.

6. 2024-01-11
   historical
7. 2024-01-10
   historical
8. 2024-01-10
   historical
9. 2023-12-30
   price $65,000
10. 2023-12-30
    price $65,000
11. 2023-08-16
    listed $85,000 Active
12. 2023-08-16
    listed $85,000 Active
13. 2023-08-16
    listed $65,000

ⓘ 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: $20,720
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$495
• Taxable income: $15,618
• Est. tax owed @ 24.0%: −$3,748
• After-tax cash flow: $11,211/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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — New Haven

• Score: 57/100
• State rank: #650
• US rank: #22110

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,065
• Population (ZIP): 17,716

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% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -98.06%
• Current HPI: 210.6017
• 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

-80.0% since first listed

13 events — show timeline

• 2024-11-04 Pending — MiRealSource-MiMLS
• 2024-11-04 Listing Removed — REALCOMP
• 2024-10-22 Price Changed $17,000 MiRealSource-MiMLS
• 2024-09-30 Listed $17,000 REALCOMP
• 2024-09-30 Listed $29,999 MiRealSource-MiMLS
• 2024-01-11 Listing Removed — MiRealSource-MiMLS
• 2024-01-10 Listing Removed — MiRealSource-MiMLS
• 2024-01-10 Listing Removed — REALCOMP
• 2023-12-30 Price Changed $65,000 MiRealSource-MiMLS
• 2023-12-30 Price Changed $65,000 REALCOMP
• 2023-08-16 Listed $65,000 MiRealSource-MiMLS
• 2023-08-16 Listed $85,000 MiRealSource-MiMLS
• 2023-08-16 Listed $85,000 REALCOMP