52871 N Zacharias Ct · Chesterfield, MI 48051

$66,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 301 Days on market

Built 2025 Poor condition $58/sqft · 54% below 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
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 2025 Bright and Modern 3 Bedroom 2 Bathroom Home in Carriage Way Step into comfort and convenience with this move in ready, 3 bedroom 2 bathroom home located in the desirable Carriage Way community of Chesterfield. Designed with an open and airy layout, the kitchen flows effortlessly into the dining and living areas creating a bright, welcoming space ideal for both everyday living and entertaining. The spacious bedrooms offer flexibility for guests or a home office while two full bathrooms provide added comfort and functionality. Enjoy living in a well maintained community with easy access to shopping beaches, parks, schools, and public transportation. Homes like this are in high demand and opportunities are limited. Schedule your private showing today and take the next step toward making this beautiful new home yours. We welcome all qualified buyers and proudly comply with Fair Housing laws. Disclaimer Some photos used in marketing materials may be AI generated for illustrative purposes. Actual home features finishes and layout may vary. Schedule an appointment today to experience this home in person.

Key facts

• Close to parks
• Close to schools
• Bright open layout

Tags

• WELL APPOINTED KITCHEN
• BRIGHT OPEN LAYOUT
• CLOSE TO SHOPPING
• CLOSE TO BEACHES
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $463 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($59k) 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 $58,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.77%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $146,282
• List price: $66,900
• Delta: -54.27%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.2%
• Equity multiple: 2.96×
• Total profit: $36,679
• Equity at exit: $9,975

10-year hold

• IRR: 51.1%
• Equity multiple: 5.98×
• Total profit: $93,193
• Equity at exit: $5,784

Cash invested: $18,732 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $746

Break-even live

Break-even rent $585

Max offer price $66,900

Occupancy floor 46%

Sensitivity live

Price	-10% $792	-5% $769	+0% $746	+5% $723	+10% $700
Rent	-10% $625	-5% $685	+0% $746	+5% $806	+10% $867
Rate	-1.0pp $779	-0.5pp $763	base $746	+0.5pp $728	+1.0pp $711

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.02mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.02mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.03mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	0d	1	0.05mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.07mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.07mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.09mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.09mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.11mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.14mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.18mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.20mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	0d	1	0.34mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	0d	1	0.75mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.89mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.96mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	25d	1	0.96mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	18d	1	1.16mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	0d	5	1.20mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $66,900 Active 301 DOM
2. 2026-06-17
   days on market $66,900 Active 300 DOM
3. 2026-06-16
   days on market $66,900 Active 299 DOM
4. 2026-06-15
   days on market $66,900 Active 298 DOM
5. 2026-06-13
   days on market $66,900 Active 296 DOM
6. 2026-06-13
   days on market $66,900 Active 295 DOM
7. 2026-06-09
   days on market $66,900 Active 292 DOM
8. 2026-06-08
   days on market $66,900 Active 291 DOM
9. 2026-06-07
   days on market $66,900 Active 290 DOM
10. 2026-06-04
    days on market $66,900 Active 287 DOM
11. 2026-06-03
    days on market $66,900 Active 286 DOM
12. 2026-06-02
    days on market $66,900 Active 285 DOM
13. 2026-06-01
    days on market $66,900 Active 284 DOM
14. 2026-05-31
    days on market $66,900 Active 283 DOM
15. 2026-02-12
    status Active 1130-char remark

    Show marketing remark (1130 chars)

    Brand New 2025 Bright and Modern 3 Bedroom 2 Bathroom Home in Carriage Way Step into comfort and convenience with this move in ready, 3 bedroom 2 bathroom home located in the desirable Carriage Way community of Chesterfield. Designed with an open and airy layout, the kitchen flows effortlessly into the dining and living areas creating a bright, welcoming space ideal for both everyday living and entertaining. The spacious bedrooms offer flexibility for guests or a home office while two full bathrooms provide added comfort and functionality. Enjoy living in a well maintained community with easy access to shopping beaches, parks, schools, and public transportation. Homes like this are in high demand and opportunities are limited. Schedule your private showing today and take the next step toward making this beautiful new home yours. We welcome all qualified buyers and proudly comply with Fair Housing laws. Disclaimer Some photos used in marketing materials may be AI generated for illustrative purposes. Actual home features finishes and layout may vary. Schedule an appointment today to experience this home in person.

16. 2026-02-12
    historical 1130-char remark

    Show marketing remark (1130 chars)

    Brand New 2025 Bright and Modern 3 Bedroom 2 Bathroom Home in Carriage Way Step into comfort and convenience with this move in ready, 3 bedroom 2 bathroom home located in the desirable Carriage Way community of Chesterfield. Designed with an open and airy layout, the kitchen flows effortlessly into the dining and living areas creating a bright, welcoming space ideal for both everyday living and entertaining. The spacious bedrooms offer flexibility for guests or a home office while two full bathrooms provide added comfort and functionality. Enjoy living in a well maintained community with easy access to shopping beaches, parks, schools, and public transportation. Homes like this are in high demand and opportunities are limited. Schedule your private showing today and take the next step toward making this beautiful new home yours. We welcome all qualified buyers and proudly comply with Fair Housing laws. Disclaimer Some photos used in marketing materials may be AI generated for illustrative purposes. Actual home features finishes and layout may vary. Schedule an appointment today to experience this home in person.

17. 2025-08-20
    listed $66,900 Active 1130-char remark

    Show marketing remark (1130 chars)

    Brand New 2025 Bright and Modern 3 Bedroom 2 Bathroom Home in Carriage Way Step into comfort and convenience with this move in ready, 3 bedroom 2 bathroom home located in the desirable Carriage Way community of Chesterfield. Designed with an open and airy layout, the kitchen flows effortlessly into the dining and living areas creating a bright, welcoming space ideal for both everyday living and entertaining. The spacious bedrooms offer flexibility for guests or a home office while two full bathrooms provide added comfort and functionality. Enjoy living in a well maintained community with easy access to shopping beaches, parks, schools, and public transportation. Homes like this are in high demand and opportunities are limited. Schedule your private showing today and take the next step toward making this beautiful new home yours. We welcome all qualified buyers and proudly comply with Fair Housing laws. Disclaimer Some photos used in marketing materials may be AI generated for illustrative purposes. Actual home features finishes and layout may vary. Schedule an appointment today to experience this home in person.

ⓘ 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: $18,351
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$1,946
• Taxable income: $8,383
• Est. tax owed @ 24.0%: −$2,012
• After-tax cash flow: $6,937/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

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, windows, interior, flooring, HVAC, and landscaping to improve its condition and value.

Repairs flagged

• Major Roof — No photos of the roof.
• Major Exterior siding — No photos of the exterior siding.
• Major Windows — No photos of the windows.
• Major Interior walls/paint — No photos of the interior walls/paint.
• Major Flooring — No photos of the flooring.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals.
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and value.
• Both New exterior siding — New siding would enhance the home's curb appeal and value.
• Both New windows — New windows would improve energy efficiency and increase the home's value.
• Both New interior walls/paint — New paint would refresh the interior and make the home more appealing.
• Both New flooring — New flooring would improve the home's appearance and increase its value.
• Both New HVAC/mechanicals — Upgrading the HVAC system would improve comfort and energy efficiency, increasing the home's value.
• Both Landscaping — Landscaping would enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · No photos of the roof.	Major	$15,000–50,000
Exterior siding · No photos of the exterior siding.	Major	$15,000–50,000
Windows · No photos of the windows.	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint.	Major	$15,000–50,000
Flooring · No photos of the flooring.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals.	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and value. ↑
• Both New exterior siding — New siding would enhance the home's curb appeal and value. ↑
• Both New windows — New windows would improve energy efficiency and increase the home's value. ↑
• Both New interior walls/paint — New paint would refresh the interior and make the home more appealing. ↑
• Both New flooring — New flooring would improve the home's appearance and increase its value. ↑
• Both New HVAC/mechanicals — Upgrading the HVAC system would improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping — Landscaping would enhance the home's curb appeal and increase its 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

3 events — show timeline

• 2026-02-12 Relisted — Zillow
• 2026-02-12 Delisted — Zillow
• 2025-08-20 Listed $66,900 Zillow