29927 Guilford Cir · Chesterfield, MI 48051

$30,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 29 Days on market

Built 2013 $897/mo HOA · 57% of rent ↓ 39% since listing

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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 beautifully maintained manufactured home located in the desirable Carriage Way community in Chesterfield! Built in 2013, this spacious home offers over 1,100 square feet of comfortable living space with impressive 9-foot ceilings throughout. Featuring 3 bedrooms and 2 full bathrooms, this home has a bright and open layout perfect for everyday living. Enjoy newer carpet, a generous 10x10 shed for extra storage, and a great location close to dining, shopping, parks, and major freeways for an easy commute. A wonderful opportunity to enjoy affordable living in a convenient location!

Key facts

• Manufactured home
• Convenient location
• 10x10 shed

Tags

• MANUFACTURED HOME
• CARRIAGE WAY COMMUNITY
• 10X10 SHED
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pets allowed — contact association for details; Directions: South of 24 Mile Road, east of Gratiot Ave. (Cross: 24 Mile // Gratiot)
• HOA & community: Homeowners association with monthly fee of $897; Association fee covers grounds maintenance

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-level home; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Outdoor in-ground community pool; Clubhouse; Shed(s); Paved road; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas water heater; Crawl space basement; Laundry room; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 5.20% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 1.6

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $3,893
• Equity at exit: $4,473

10-year hold

• IRR: 21.5%
• Equity multiple: 2.94×
• Total profit: $16,258
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$897
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $128

Break-even live

Break-even rent $1,398

Max offer price $30,000

Occupancy floor 87%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	17d	1	0.05mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.11mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.12mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.12mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	1d	1	0.13mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.13mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	2d	1	0.19mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.20mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	2d	1	0.21mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	2d	1	0.23mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	2d	1	0.25mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.25mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	2d	1	0.28mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	1d	1	0.54mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.78mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.85mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	24d	1	0.85mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	17d	1	0.98mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	2d	5	1.10mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.27mi

HOA detail

• Monthly dues: $897 · $10,764/yr

Listing history 48 events

1. 2026-06-18
   days on market $30,000 Active 29 DOM
2. 2026-06-17
   days on market $30,000 Active 28 DOM
3. 2026-06-16
   days on market $30,000 Active 27 DOM
4. 2026-06-15
   days on market $30,000 Active 26 DOM
5. 2026-06-13
   days on market $30,000 Active 24 DOM
6. 2026-06-13
   days on market $30,000 Active 23 DOM
7. 2026-06-09
   days on market $30,000 Active 20 DOM
8. 2026-06-08
   days on market $30,000 Active 19 DOM
9. 2026-06-07
   days on market $30,000 Active 18 DOM
10. 2026-06-04
    days on market $30,000 Active 15 DOM
11. 2026-06-03
    days on market $30,000 Active 14 DOM
12. 2026-06-02
    days on market $30,000 Active 13 DOM
13. 2026-06-01
    days on market $30,000 Active 12 DOM
14. 2026-05-31
    days on market $30,000 Active 11 DOM
15. 2026-05-20
    listed $30,000 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome home to this beautifully maintained manufactured home located in the desirable Carriage Way community in Chesterfield! Built in 2013, this spacious home offers over 1,100 square feet of comfortable living space with impressive 9-foot ceilings throughout. Featuring 3 bedrooms and 2 full bathrooms, this home has a bright and open layout perfect for everyday living. Enjoy newer carpet, a generous 10x10 shed for extra storage, and a great location close to dining, shopping, parks, and major freeways for an easy commute. A wonderful opportunity to enjoy affordable living in a convenient location!

16. 2026-05-20
    listed $30,000 Active

    Show marketing remark (606 chars)

    Welcome home to this beautifully maintained manufactured home located in the desirable Carriage Way community in Chesterfield! Built in 2013, this spacious home offers over 1,100 square feet of comfortable living space with impressive 9-foot ceilings throughout. Featuring 3 bedrooms and 2 full bathrooms, this home has a bright and open layout perfect for everyday living. Enjoy newer carpet, a generous 10x10 shed for extra storage, and a great location close to dining, shopping, parks, and major freeways for an easy commute. A wonderful opportunity to enjoy affordable living in a convenient location!

17. 2015-03-19
    historical
18. 2015-03-19
    historical
19. 2015-01-18
    listed $39,999 Active
20. 2015-01-18
    listed $39,999
21. 2014-12-01
    historical
22. 2014-10-11
    historical
23. 2014-10-10
    listed $39,999
24. 2014-09-10
    listed $39,999
25. 2014-08-25
    historical
26. 2014-08-04
    listed $48,900
27. 2014-07-29
    historical
28. 2014-07-12
    listed $48,900
29. 2014-07-10
    historical
30. 2014-07-03
    listed $48,900
31. 2014-07-01
    historical
32. 2014-06-09
    listed $48,900
33. 2014-06-01
    historical
34. 2014-05-18
    listed $48,900
35. 2014-05-01
    historical
36. 2014-04-18
    listed $48,900
37. 2014-04-18
    historical
38. 2014-04-09
    listed $48,900
39. 2014-02-20
    historical
40. 2014-02-10
    listed $48,900
41. 2014-01-29
    historical
42. 2014-01-27
    listed $48,900
43. 2014-01-27
    historical
44. 2013-12-18
    listed $48,900
45. 2013-12-01
    historical
46. 2013-10-17
    listed $48,900
47. 2013-10-17
    historical
48. 2013-09-10
    listed $48,900

ⓘ 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: $18,725
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$10,764
• − Depreciation: −$873
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $1,106/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

-38.7% since first listed

34 events — show timeline

• 2026-05-20 Listed $30,000 REALCOMP
• 2026-05-20 Listed $30,000 MiRealSource-MiMLS
• 2015-03-19 Listing Removed — REALCOMP
• 2015-03-19 Listing Removed — MiRealSource-MiMLS
• 2015-01-18 Listed $39,999 MiRealSource-MiMLS
• 2015-01-18 Listed $39,999 REALCOMP
• 2014-12-01 Listing Removed — MiRealSource-MiMLS
• 2014-10-11 Listing Removed — MiRealSource-MiMLS
• 2014-10-10 Listed $39,999 MiRealSource-MiMLS
• 2014-09-10 Listed $39,999 MiRealSource-MiMLS
• 2014-08-25 Listing Removed — MiRealSource-MiMLS
• 2014-08-04 Listed $48,900 MiRealSource-MiMLS
• 2014-07-29 Listing Removed — MiRealSource-MiMLS
• 2014-07-12 Listed $48,900 MiRealSource-MiMLS
• 2014-07-10 Listing Removed — MiRealSource-MiMLS
• 2014-07-03 Listed $48,900 MiRealSource-MiMLS
• 2014-07-01 Listing Removed — MiRealSource-MiMLS
• 2014-06-09 Listed $48,900 MiRealSource-MiMLS
• 2014-06-01 Listing Removed — MiRealSource-MiMLS
• 2014-05-18 Listed $48,900 MiRealSource-MiMLS
• 2014-05-01 Listing Removed — MiRealSource-MiMLS
• 2014-04-18 Listing Removed — MiRealSource-MiMLS
• 2014-04-18 Listed $48,900 MiRealSource-MiMLS
• 2014-04-09 Listed $48,900 MiRealSource-MiMLS
• 2014-02-20 Listing Removed — MiRealSource-MiMLS
• 2014-02-10 Listed $48,900 MiRealSource-MiMLS
• 2014-01-29 Listing Removed — MiRealSource-MiMLS
• 2014-01-27 Listing Removed — MiRealSource-MiMLS
• 2014-01-27 Listed $48,900 MiRealSource-MiMLS
• 2013-12-18 Listed $48,900 MiRealSource-MiMLS
• 2013-12-01 Listing Removed — MiRealSource-MiMLS
• 2013-10-17 Listing Removed — MiRealSource-MiMLS
• 2013-10-17 Listed $48,900 MiRealSource-MiMLS
• 2013-09-10 Listed $48,900 MiRealSource-MiMLS