52930 Van Buren Court Ct · Chesterfield, MI 48051

$24,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 86 Days on market

Built 2020 4,356 sqft lot $27/sqft · 61% below area

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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
• 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 adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you'll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here - schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

Key facts

• Functional peninsula
• Newer appliances
• Central air

Tags

• OPEN-CONCEPT LAYOUT
• STYLISH VINYL FLOORING
• WHITE SHAKER CABINETS
• FUNCTIONAL PENINSULA
• NEWER APPLIANCES
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $24k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (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.
• 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $11k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. 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?
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: 6.13% ✓
• Cap rate: 56.16%
• Cash-on-cash: 178.09%
• DSCR: 8.92
• GRM: 1.4

CMA / ARV

• ARV (median comp): $62,077
• List price: $24,000
• Delta: -61.34%
• Verdict: UNDERPRICED
• 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	0.14mi	3/2.0 (+1)	924 (+3%)	15mo	$25,000	$27	71
52259 Quaker Hill Ln	0.46mi	3/2.0 (+1)	956 (+6%)	13mo	$21,250	$22	52

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: —
• Equity multiple: 9.88×
• Total profit: $59,652
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 20.91×
• Total profit: $133,824
• Equity at exit: $2,075

Cash invested: $6,720 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $997

Break-even live

Break-even rent $210

Max offer price $24,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,014	-5% $1,006	+0% $997	+5% $989	+10% $981
Rent	-10% $881	-5% $939	+0% $997	+5% $1,055	+10% $1,114
Rate	-1.0pp $1,009	-0.5pp $1,003	base $997	+0.5pp $991	+1.0pp $985

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.08mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	0d	1	0.10mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.12mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.14mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.15mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.18mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.20mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.24mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	0d	1	0.82mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	0d	5	1.18mi

Listing history 24 events

1. 2026-06-18
   days on market $24,000 Active 86 DOM
2. 2026-06-17
   days on market $24,000 Active 85 DOM
3. 2026-06-16
   days on market $24,000 Active 84 DOM
4. 2026-06-15
   days on market $24,000 Active 83 DOM
5. 2026-06-13
   days on market $24,000 Active 81 DOM
6. 2026-06-13
   days on market $24,000 Active 80 DOM
7. 2026-06-09
   days on market $24,000 Active 77 DOM
8. 2026-06-08
   days on market $24,000 Active 76 DOM
9. 2026-06-07
   days on market $24,000 Active 75 DOM
10. 2026-06-04
    days on market $24,000 Active 72 DOM
11. 2026-06-03
    days on market $24,000 Active 71 DOM
12. 2026-06-02
    days on market $24,000 Active 70 DOM
13. 2026-06-01
    days on market $24,000 Active 69 DOM
14. 2026-05-31
    days on market $24,000 Active 68 DOM
15. 2026-05-12
    price $24,000 1215-char remark

    Show marketing remark (1226 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you’ll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here—schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

16. 2026-05-12
    price $24,000 1226-char remark

    Show marketing remark (1226 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you’ll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here—schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

17. 2026-04-23
    price $25,999 1215-char remark

    Show marketing remark (1215 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you'll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here - schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

18. 2026-04-22
    price $25,999 1226-char remark

    Show marketing remark (1226 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you’ll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here—schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

19. 2026-03-31
    price $29,999 1215-char remark

    Show marketing remark (1215 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you'll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here - schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

20. 2026-03-30
    price $29,999 1226-char remark

    Show marketing remark (1226 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you’ll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here—schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

21. 2026-03-24
    listed $35,000 Active 1226-char remark

    Show marketing remark (1215 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you'll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here - schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

22. 2026-03-24
    listed $35,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    Welcome home to this adorable 2020 single-wide manufactured home located in desirable Chesterfield Township! This well-maintained 2-bedroom, 2 full bathroom home offers modern finishes and easy, low-maintenance living. Step inside to an open-concept layout featuring stylish vinyl flooring, white shaker cabinets, walk-in shower option, and a functional peninsula. The kitchen comes fully equipped with newer appliances, making this home truly move-in ready. Enjoy the comfort of central air and the convenience of all appliances included. Outside, you'll find two side decks, as well as a handy storage shed. Located in a welcoming community, residents have access to fantastic amenities including a clubhouse, banquet room, and swimming pool. Situated within a great school district and close to shopping, dining, and major roadways, this home offers both comfort and convenience. Buyer must be approved by Carriage Way community and will be responsible for monthly lot rent. Easy living starts here - schedule your showing today! Lot rent includes, trash, school tax and admin fee. NOTE: Buyers must be approved by the community after an accepted offer. Contact me to learn about financing options for this home.

23. 2012-01-05
    historical
24. 2011-12-13
    listed $1,000

ⓘ 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: $17,668
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$698
• Taxable income: $12,319
• Est. tax owed @ 24.0%: −$2,956
• After-tax cash flow: $9,011/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 — 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

+2300.0% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $24,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $24,000 REALCOMP
• 2026-04-23 Price Changed $25,999 MiRealSource-MiMLS
• 2026-04-22 Price Changed $25,999 REALCOMP
• 2026-03-31 Price Changed $29,999 MiRealSource-MiMLS
• 2026-03-30 Price Changed $29,999 REALCOMP
• 2026-03-24 Listed $35,000 REALCOMP
• 2026-03-24 Listed $35,000 MiRealSource-MiMLS
• 2012-01-05 Listing Removed — MiRealSource-MiMLS
• 2011-12-13 Listed $1,000 MiRealSource-MiMLS