49895 Fox Trl · Utica, MI 48315

$110,000

3 bd · 2.0 ba · 1,904 sqft · Other · 46 Days on market

Built 2019 1,904 sqft lot $58/sqft · 70% below area $700/mo HOA · 37% of rent ↓ 4% 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 +14.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

Key facts

• Clubhouse
• Spacious kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• NATURE PRESERVE
• FIVE-ACRE LAKE
• SCENIC WALKING TRAILS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $26 ($312/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% in Utica — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 234 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 46 days — a 3% lower offer ($107k) 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.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 4.9

CMA / ARV

• ARV (median comp): $369,560
• List price: $110,000
• Delta: -70.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-15,709
• Equity at exit: $16,401

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-9,682
• Equity at exit: $9,511

Cash invested: $30,800 (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 48315

• Active inventory: 234
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$700
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $26

Break-even live

Break-even rent $1,848

Max offer price $110,000

Occupancy floor 94%

Sensitivity live

Price	-10% $102	-5% $64	+0% $26	+5% $-12	+10% $-50
Rent	-10% $-123	-5% $-48	+0% $26	+5% $100	+10% $175
Rate	-1.0pp $81	-0.5pp $54	base $26	+0.5pp $-2	+1.0pp $-31

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49144 W Woods Dr Shelby Township, MI	2.0	2.0	1240	$1,900	$1.53	25d	1	0.56mi
13670 Silver Birch Cir Shelby Township, MI	2.0	2.0	1500	$1,850	$1.23	44d	1	0.88mi
8420 Munrovia St Shelby Township, MI	3.0	2.0	1600	$1,950	$1.22	44d	1	1.03mi
13955 Bronte Dr N Shelby Township, MI	3.0	2.0	1380	$1,799	$1.30	11d	1	1.21mi
8254 Mary Ann Ave Unit 1032360P Shelby Township, MI	2.0–4.0	1.0–2.0	1517	$10,652	$7.02	0d	2	1.22mi

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-08
   historical Accepting Backup Offers 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

2. 2026-05-08
   historical Active Under Contract 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

3. 2026-04-25
   price $110,000 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

4. 2026-04-24
   price $110,000 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

5. 2026-04-12
   listed $115,000 Active 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

6. 2026-04-12
   listed $115,000 Active 821-char remark

   Show marketing remark (821 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath home. Built in 2019, this home offers a bright open-concept layout featuring a spacious kitchen, dining area, living room, and an additional family room, perfect for both everyday living and entertaining. Conveniently located with easy access to highways, shopping, and restaurants, this home combines comfort and accessibility. Shelby West community amenities include; a 36-acre nature preserve and a five-acre lake. Enjoy scenic walking trails, a welcoming neighborhood atmosphere, and a variety of activities. Residents can gather at the clubhouse for events and social gatherings or relax and unwind at the outdoor pool, offering the perfect blend of nature and community living. This home is located on a leased lot in Shelby West manufactured Home Community.

ⓘ 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: $22,575
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$8,400
• − Depreciation: −$3,200
• Taxable loss: −$999
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $552/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment D Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,428

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 (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 9% Arabic 4% Spanish 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: ▼ -173.36%
• Current HPI: 194.9368
• 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

-4.3% since first listed

6 events — show timeline

• 2026-05-08 Contingent — MiRealSource-MiMLS
• 2026-05-08 Contingent — REALCOMP
• 2026-04-25 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-24 Price Changed $110,000 REALCOMP
• 2026-04-12 Listed $115,000 REALCOMP
• 2026-04-12 Listed $115,000 MiRealSource-MiMLS