52758 S Yorktown Ct · Chesterfield, MI 48051

$59,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 205 Days on market

Built 2025 Good condition $62/sqft · 195% above area

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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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this brand new never lived in 2 bedroom 2 bath home designed for comfort and easy living Photographs may be digitally staged for illustration purposes Actual property may differ Prospective residents should verify information to their own satisfaction Contact our location for clarification and viewing arrangements This home features an open concept layout that feels bright and spacious perfect for relaxing or entertaining The living area flows right into the kitchen making it easy to stay connected Enjoy central air to keep your home comfortable all year round Both bedrooms offer great space with two full bathrooms for added convenience and privacy Located in a well maintained community with access to a pool clubhouse and playground giving you great options to relax and enjoy your surroundings Conveniently located just minutes from shopping and expressways making commuting and daily errands simple Schedule your tour today and secure your new home before it is gone Photographs may be digitally staged for illustration purposes Actual property may differ Prospective residents should verify information to their own satisfaction Contact our location for clarification and viewing arrangements

Key facts

• Open floor plan
• Stylish kitchen
• Walk in closet

Tags

• OPEN FLOOR PLAN
• STYLISH KITCHEN
• SEPARATE LAUNDRY ROOM
• WALK IN CLOSET
• PRIVATE BATHROOM
• SPACIOUS SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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.
• 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.
• Market conditions: 140 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $414 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 205 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.46% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.59%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $20,289
• List price: $59,900
• Delta: 195.24%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52857 Bunker Hill Blvd Blvd	0.10mi	3/2.0 (+1)	924 (-4%)	15mo	$25,000	$27	71
52259 Quaker Hill Ln	0.45mi	3/2.0 (+1)	956 (-0%)	13mo	$21,250	$22	62

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: 51.7%
• Equity multiple: 3.27×
• Total profit: $38,020
• Equity at exit: $8,931

10-year hold

• IRR: 57.0%
• Equity multiple: 6.64×
• Total profit: $94,624
• Equity at exit: $5,179

Cash invested: $16,772 (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: 140
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $749

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 44%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	2d	1	0.02mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	2d	1	0.06mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.07mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	2d	1	0.07mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.09mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.10mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.11mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.17mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	1d	1	0.75mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	2d	5	1.16mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $59,900 Active 205 DOM
2. 2026-06-17
   days on market $59,900 Active 204 DOM
3. 2026-06-16
   days on market $59,900 Active 203 DOM
4. 2026-06-15
   days on market $59,900 Active 202 DOM
5. 2026-06-13
   days on market $59,900 Active 200 DOM
6. 2026-06-13
   days on market $59,900 Active 199 DOM
7. 2026-06-09
   days on market $59,900 Active 196 DOM
8. 2026-06-08
   days on market $59,900 Active 195 DOM
9. 2026-06-07
   days on market $59,900 Active 194 DOM
10. 2026-06-04
    days on market $59,900 Active 191 DOM
11. 2026-06-03
    days on market $59,900 Active 190 DOM
12. 2026-06-02
    days on market $59,900 Active 189 DOM
13. 2026-06-01
    days on market $59,900 Active 188 DOM
14. 2026-05-31
    days on market $59,900 Active 187 DOM
15. 2025-11-25
    listed $59,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Welcome home to this brand new never lived in 2 bedroom 2 bath home designed for comfort and easy living Photographs may be digitally staged for illustration purposes Actual property may differ Prospective residents should verify information to their own satisfaction Contact our location for clarification and viewing arrangements This home features an open concept layout that feels bright and spacious perfect for relaxing or entertaining The living area flows right into the kitchen making it easy to stay connected Enjoy central air to keep your home comfortable all year round Both bedrooms offer great space with two full bathrooms for added convenience and privacy Located in a well maintained community with access to a pool clubhouse and playground giving you great options to relax and enjoy your surroundings Conveniently located just minutes from shopping and expressways making commuting and daily errands simple Schedule your tour today and secure your new home before it is gone Photographs may be digitally staged for illustration purposes Actual property may differ Prospective residents should verify information to their own satisfaction Contact our location for clarification and viewing arrangements

ⓘ 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: $17,665
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$1,743
• Taxable income: $8,543
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $6,938/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 · 1 photo

Good 80/100 None rehab

This brand new, never lived-in manufactured home features a modern open-concept layout with good condition throughout. It is move-in ready with minimal updates needed to enhance its value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal and value
• Rental Landscaping improvements — A well-maintained yard can attract more renters
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ 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: 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 — Chesterfield

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

Census & demographics

• City population: 40,302
• 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

1 event — show timeline

• 2025-11-25 Listed $59,900 Zillow