5317 Bart · Casco, MI 48064

$39,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 108 Days on market

Built 1996 Average condition 4,356 sqft lot $27/sqft · 29% below area Est $57k · 29% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

Key facts

• Large deck
• Ample cabinets
• Formal dining room

Tags

• LARGE DECK
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• GENEROUSLY SIZED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated average.

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 ($2k rent vs $40k).
• Recommended offer: $36k (9.0% 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.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 4.04% ✓
• Cap rate: 36.28%
• Cash-on-cash: 107.09%
• DSCR: 5.77
• GRM: 2.1

CMA / ARV

• ARV (median comp): $56,585
• List price: $39,900
• Delta: -29.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10414 N Park St	0.08mi	3/2.0	1,300 (-11%)	9mo	$50,000	$38	71
5239 Americana Ln	0.10mi	3/2.0	1,600 (+10%)	11mo	$55,000	$34	70

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: 6.11×
• Total profit: $57,061
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 12.78×
• Total profit: $131,556
• Equity at exit: $3,450

Cash invested: $11,172 (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 48064

• Home prices YoY: -34.8%
• Active inventory: 29
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $997

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 33%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5407 Aloha Ln Casco, MI	2.0–3.0	2.0–3.0	1152	$1,599	$1.39	1d	1	0.21mi
37781 Sandstone Trl New Haven, MI	3.0	2.0	1624	$1,674	$1.03	1d	1	1.22mi

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 108 DOM
2. 2026-06-17
   days on market $39,900 Active 107 DOM
3. 2026-06-16
   days on market $39,900 Active 106 DOM
4. 2026-06-15
   days on market $39,900 Active 105 DOM
5. 2026-06-13
   days on market $39,900 Active 103 DOM
6. 2026-06-09
   days on market $39,900 Active 99 DOM
7. 2026-06-08
   days on market $39,900 Active 98 DOM
8. 2026-06-07
   days on market $39,900 Active 97 DOM
9. 2026-06-04
   days on market $39,900 Active 94 DOM
10. 2026-06-03
    days on market $39,900 Active 93 DOM
11. 2026-06-02
    days on market $39,900 Active 92 DOM
12. 2026-06-01
    days on market $39,900 Active 91 DOM
13. 2026-05-31
    days on market $39,900 Active 90 DOM
14. 2026-04-29
    price $49,900 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

15. 2026-04-29
    price $49,900 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

16. 2026-04-11
    price $55,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

17. 2026-04-10
    price $55,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

18. 2026-03-02
    listed $60,000 Active 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

19. 2026-03-02
    listed $60,000 Active 1139-char remark

    Show marketing remark (1139 chars)

    Welcome home to this nice manufactured home located in the Ravinia Anchor Bay community. Enjoy outdoor living on the large deck, perfect for relaxing or entertaining. Inside, the home offers a spacious living room and a formal dining room, creating a comfortable and functional layout. The kitchen is generously sized with stainless steel appliances, ample cabinets, and plenty of counterspace, along with a cozy breakfast nook that leads to the laundry room for added convenience. The primary suite features a walk-in closet and a private ensuite bath complete with a large soaker tub and a separate stall shower. Two additional bedrooms are nicely sized and share a second full bath, making this home ideal for a variety of living arrangements. Residents of the Ravinia Anchor Bay community enjoy outstanding amenities including a swimming pool, clubhouse, two playgrounds, a basketball court, and a fitness center. Lot rent is $625 a month. Conveniently located near shopping and I-94, this home offers an easy commute and everyday convenience. Schedule your private showing today and come see all this home and community have to offer.

ⓘ 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: $19,333
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$1,161
• Taxable income: $12,046
• Est. tax owed @ 24.0%: −$2,891
• After-tax cash flow: $9,073/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 · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic repairs needed. It has a spacious layout and is located in a desirable community. Upgrading the paint, flooring, and appliances can significantly increase its value.

Repairs flagged

• Minor paint — paint on walls in living room and kitchen
• Minor flooring — carpeted living room, tiled kitchen and bathrooms

Value-add opportunities

• Resale paint — Fresh paint can make a home more appealing to potential buyers.
• Resale flooring — Replacing carpet with hardwood or tile can increase the home's value.
• Resale kitchen appliances — Upgrading to modern appliances can make the kitchen more attractive to buyers.
• Resale bathroom fixtures — Updating fixtures can make the bathrooms more appealing to potential buyers.
• Both landscaping — Well-maintained landscaping can increase both resale and rental value.
• Both exterior paint — Fresh paint on the exterior can make the home more appealing to potential buyers and renters.
• Both HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint on walls in living room and kitchen	Minor	$500–3,000
flooring · carpeted living room, tiled kitchen and bathrooms	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint — Fresh paint can make a home more appealing to potential buyers. ↑
• Resale flooring — Replacing carpet with hardwood or tile can increase the home's value. ↑
• Resale kitchen appliances — Upgrading to modern appliances can make the kitchen more attractive to buyers. ↑
• Resale bathroom fixtures — Updating fixtures can make the bathrooms more appealing to potential buyers. ↑
• Both landscaping — Well-maintained landscaping can increase both resale and rental value. ↑
• Both exterior paint — Fresh paint on the exterior can make the home more appealing to potential buyers and renters. ↑
• Both HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, increasing 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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — Casco

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

Census & demographics

• Population (ZIP): 3,996

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 16% Lithuanian 11% German 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.97%
• Current HPI: 232.1357
• 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

-16.8% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $49,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $49,900 REALCOMP
• 2026-04-11 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $55,000 REALCOMP
• 2026-03-02 Listed $60,000 REALCOMP
• 2026-03-02 Listed $60,000 MiRealSource-MiMLS