52196 Naugatuck Dr · Macomb, MI 48042

$229,900

2 bd · 2.0 ba · 1,541 sqft · Condo · 89 Days on market

Built 2006 $315/mo HOA · 12% of rent

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this stylishly updated upper flat offering a blend of comfort, convenience, and modern appeal. Step into the spacious great room with vaulted ceilings and a cozy gas fireplace, perfect for relaxing nights in or hosting friends. The private primary suite includes its own full ensuite bath, while the back deck provides a quiet space to enjoy the outdoors. An attached garage adds everyday convenience, and the community amenities include a clubhouse with fitness center, inground pool and jacuzzi. All of this in a great location close to shopping and dining. New water heater was added in 2025!

Key facts

• Fitness center
• Clubhouse
• Attached garage

Tags

• PRIVATE PRIMARY SUITE
• BACK DECK
• ATTACHED GARAGE
• CLUBHOUSE
• FITNESS CENTER
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: 334 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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 $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 7.2

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-24,937
• Equity at exit: $34,279

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,207
• Equity at exit: $19,878

Cash invested: $64,372 (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 48042

• Home prices YoY: -28.4%
• Active inventory: 334
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$315
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $190

Break-even live

Break-even rent $2,410

Max offer price $229,900

Occupancy floor 88%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21391 Marina Cir Unit 1 Macomb, MI	3.0	2.5	1953	$2,650	$1.36	44d	1	1.01mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-19
   status $229,900 Pending 89 DOM
2. 2026-06-18
   days on market $229,900 Active 89 DOM
3. 2026-06-17
   days on market $229,900 Active 88 DOM
4. 2026-06-16
   days on market $229,900 Active 87 DOM
5. 2026-06-15
   days on market $229,900 Active 86 DOM
6. 2026-06-13
   days on market $229,900 Active 84 DOM
7. 2026-06-09
   days on market $229,900 Active 80 DOM
8. 2026-06-08
   days on market $229,900 Active 79 DOM
9. 2026-06-07
   statusdays on market $229,900 Active 78 DOM
10. 2026-03-24
    status Pending

    Show marketing remark (611 chars)

    Welcome home to this stylishly updated upper flat offering a blend of comfort, convenience, and modern appeal. Step into the spacious great room with vaulted ceilings and a cozy gas fireplace, perfect for relaxing nights in or hosting friends. The private primary suite includes its own full ensuite bath, while the back deck provides a quiet space to enjoy the outdoors. An attached garage adds everyday convenience, and the community amenities include a clubhouse with fitness center, inground pool and jacuzzi. All of this in a great location close to shopping and dining. New water heater was added in 2025!

11. 2026-03-24
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Welcome home to this stylishly updated upper flat offering a blend of comfort, convenience, and modern appeal. Step into the spacious great room with vaulted ceilings and a cozy gas fireplace, perfect for relaxing nights in or hosting friends. The private primary suite includes its own full ensuite bath, while the back deck provides a quiet space to enjoy the outdoors. An attached garage adds everyday convenience, and the community amenities include a clubhouse with fitness center, inground pool and jacuzzi. All of this in a great location close to shopping and dining. New water heater was added in 2025!

12. 2026-01-06
    listed $229,900 Active

    Show marketing remark (611 chars)

    Welcome home to this stylishly updated upper flat offering a blend of comfort, convenience, and modern appeal. Step into the spacious great room with vaulted ceilings and a cozy gas fireplace, perfect for relaxing nights in or hosting friends. The private primary suite includes its own full ensuite bath, while the back deck provides a quiet space to enjoy the outdoors. An attached garage adds everyday convenience, and the community amenities include a clubhouse with fitness center, inground pool and jacuzzi. All of this in a great location close to shopping and dining. New water heater was added in 2025!

13. 2026-01-06
    listed $229,900 Active 611-char remark

    Show marketing remark (611 chars)

    Welcome home to this stylishly updated upper flat offering a blend of comfort, convenience, and modern appeal. Step into the spacious great room with vaulted ceilings and a cozy gas fireplace, perfect for relaxing nights in or hosting friends. The private primary suite includes its own full ensuite bath, while the back deck provides a quiet space to enjoy the outdoors. An attached garage adds everyday convenience, and the community amenities include a clubhouse with fitness center, inground pool and jacuzzi. All of this in a great location close to shopping and dining. New water heater was added in 2025!

14. 2025-12-11
    historical
15. 2025-10-31
    listed $229,900 Active
16. 2025-10-31
    listed $229,900 Active
17. 2025-10-29
    historical
18. 2022-03-08
    soldstatus $210,000 Sold
19. 2022-03-08
    soldstatus $210,000 Closed
20. 2022-02-10
    status Pending
21. 2022-02-10
    status Pending
22. 2022-02-05
    listed $210,000 Active
23. 2022-02-05
    listed $210,000 Active
24. 2022-02-02
    historical $210,000
25. 2022-02-02
    historical $210,000
26. 2015-03-18
    soldstatus $136,500 Sold
27. 2015-03-18
    soldstatus $136,500
28. 2015-02-25
    historical
29. 2015-02-24
    historical
30. 2014-12-06
    listed $144,900 Active
31. 2014-12-06
    listed $144,900
32. 2011-09-07
    soldstatus $72,500
33. 2011-09-07
    soldstatus $72,500
34. 2011-08-02
    historical
35. 2011-05-16
    listed $74,900
36. 2011-05-16
    listed $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$3,780
• − Depreciation: −$6,688
• Taxable loss: −$1,232
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,572/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: 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 — Macomb

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

Census & demographics

• City population: 58,754
• Population (ZIP): 33,303

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 19% English 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 7% Russian/Polish/Slavic 3% Arabic 2%

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: ▼ -87.07%
• Current HPI: 219.778
• 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

+206.9% since first listed

27 events — show timeline

• 2026-03-24 Pending — REALCOMP
• 2026-03-24 Pending — MiRealSource-MiMLS
• 2026-01-06 Listed $229,900 MiRealSource-MiMLS
• 2026-01-06 Listed $229,900 REALCOMP
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-10-31 Listed $229,900 REALCOMP
• 2025-10-31 Listed $229,900 MiRealSource-MiMLS
• 2025-10-29 Coming Soon — MiRealSource-MiMLS
• 2022-03-08 Sold (MLS) $210,000 MiRealSource-MiMLS
• 2022-03-08 Sold (MLS) $210,000 REALCOMP
• 2022-02-10 Pending — REALCOMP
• 2022-02-10 Pending — MiRealSource-MiMLS
• 2022-02-05 Listed $210,000 MiRealSource-MiMLS
• 2022-02-05 Listed $210,000 REALCOMP
• 2022-02-02 Coming Soon $210,000 MiRealSource-MiMLS
• 2022-02-02 Coming Soon $210,000 REALCOMP
• 2015-03-18 Sold (MLS) $136,500 MiRealSource-MiMLS
• 2015-03-18 Sold (MLS) $136,500 REALCOMP
• 2015-02-25 Listing Removed — REALCOMP
• 2015-02-24 Listing Removed — MiRealSource-MiMLS
• 2014-12-06 Listed $144,900 REALCOMP
• 2014-12-06 Listed $144,900 MiRealSource-MiMLS
• 2011-09-07 Sold (MLS) $72,500 REALCOMP
• 2011-09-07 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2011-08-02 Listing Removed — MiRealSource-MiMLS
• 2011-05-16 Listed $74,900 REALCOMP
• 2011-05-16 Listed $74,900 MiRealSource-MiMLS