15351 Danseur Drive Dr · Sterling Heights, MI 48038

$35,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 5 Days on market

Built 1986 4,356 sqft lot $20/sqft · 30% below area Est $50k · 30% under $895/mo HOA · 47% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-Bedroom Home with Fireplace, Skylights & Multiple Living Areas – Immediate Availability Move quickly on this well-maintained 3-bedroom, 2-bath home offering exceptional space and functionality. With a living room, family room, and dedicated dining area, this home provides flexible living options rarely found at this price point. The main living area features a cozy fireplace with built-in bookshelves, creating a warm focal point. The kitchen is enhanced by skylights, bringing in natural light and opening into the dining space for easy everyday living and entertaining. The primary suite includes a private bath with vanity area, adding convenience and separation. Additional highlights: Composite front porch – low-maintenance outdoor space Bay windows for natural light Large open layout with great flow Storage shed with electricity – ideal for hobbies or extra storage River's Edge offers a community pool, playground, fitness center, picnic area with gazebo, clubhouse with rec room/pool table, and basketball court. Seller has made this home available for a timely sale - priced to reflect opportunity while still offering strong value. Serious buyers only. Lot rent: $895/mo, includes water and sewer. Buyer will need approval from the park after receiving accepted offer, Manufactured Home loans accepted. BATVAI

Key facts

• Fitness center
• Community pool
• Playground

Tags

• COMPOSITE FRONT PORCH
• STORAGE SHED WITH ELECTRICITY
• COMMUNITY POOL
• PLAYGROUND
• FITNESS CENTER
• PICNIC AREA WITH GAZEBO

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $895; HOA fee includes water and sewer; Community clubhouse and fitness center

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Paved road access; Shed(s); Community pool

Interior

• Kitchen: Oven; Self-cleaning oven; Free-standing electric oven/range; Dishwasher; Disposal; Free-standing refrigerator; Ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating; Exhaust fan
• Interior features: Unfurnished; Wood-burning fireplace in the family room; Crawl space basement
• Laundry & utility: Laundry room with washer and dryer hookups; Electric dryer hookup; Washer hookup; Gas water heater

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$49,679) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 18.9% vs local median 3.8% in Sterling Heights — 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 74/100 on livability (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 257 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $242 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 47% of rent.

Recommended offer $35,000

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. 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.
4. 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.
5. 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: 5.44% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.02%
• DSCR: 3.00
• GRM: 1.5

CMA / ARV

• ARV (median comp): $49,679
• List price: $35,000
• Delta: -29.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38146 Saint Tropez Dr	0.10mi	4/2.0 (+1)	1,680 (-6%)	2mo	$50,000	$30	78

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.30×
• Total profit: $12,742
• Equity at exit: $5,219

10-year hold

• IRR: 36.7%
• Equity multiple: 3.25×
• Total profit: $22,028
• Equity at exit: $3,026

Cash invested: $9,800 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$895
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $368

Break-even live

Break-even rent $1,439

Max offer price $35,000

Occupancy floor 76%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	0.88mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	43d	1	0.95mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	1d	1	1.14mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.23mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.42mi

HOA detail

• Monthly dues: $895 · $10,740/yr
• Likely covers: watersewerelectricpoolgym

Listing history 4 events

1. 2026-05-06
   status Pending 1399-char remark

   Show marketing remark (1399 chars)

   Spacious 3-Bedroom Home with Fireplace, Skylights & Multiple Living Areas – Immediate Availability Move quickly on this well-maintained 3-bedroom, 2-bath home offering exceptional space and functionality. With a living room, family room, and dedicated dining area, this home provides flexible living options rarely found at this price point. The main living area features a cozy fireplace with built-in bookshelves, creating a warm focal point. The kitchen is enhanced by skylights, bringing in natural light and opening into the dining space for easy everyday living and entertaining. The primary suite includes a private bath with vanity area, adding convenience and separation. Additional highlights: Composite front porch – low-maintenance outdoor space Bay windows for natural light Large open layout with great flow Storage shed with electricity – ideal for hobbies or extra storage River's Edge offers a community pool, playground, fitness center, picnic area with gazebo, clubhouse with rec room/pool table, and basketball court. Seller has made this home available for a timely sale - priced to reflect opportunity while still offering strong value. Serious buyers only. Lot rent: $895/mo, includes water and sewer. Buyer will need approval from the park after receiving accepted offer, Manufactured Home loans accepted. BATVAI

2. 2026-05-06
   status Pending 1367-char remark

   Show marketing remark (1399 chars)

   Spacious 3-Bedroom Home with Fireplace, Skylights & Multiple Living Areas – Immediate Availability Move quickly on this well-maintained 3-bedroom, 2-bath home offering exceptional space and functionality. With a living room, family room, and dedicated dining area, this home provides flexible living options rarely found at this price point. The main living area features a cozy fireplace with built-in bookshelves, creating a warm focal point. The kitchen is enhanced by skylights, bringing in natural light and opening into the dining space for easy everyday living and entertaining. The primary suite includes a private bath with vanity area, adding convenience and separation. Additional highlights: Composite front porch – low-maintenance outdoor space Bay windows for natural light Large open layout with great flow Storage shed with electricity – ideal for hobbies or extra storage River's Edge offers a community pool, playground, fitness center, picnic area with gazebo, clubhouse with rec room/pool table, and basketball court. Seller has made this home available for a timely sale - priced to reflect opportunity while still offering strong value. Serious buyers only. Lot rent: $895/mo, includes water and sewer. Buyer will need approval from the park after receiving accepted offer, Manufactured Home loans accepted. BATVAI

3. 2026-05-01
   listed $35,000 Active 1399-char remark

   Show marketing remark (1399 chars)

   Spacious 3-Bedroom Home with Fireplace, Skylights & Multiple Living Areas – Immediate Availability Move quickly on this well-maintained 3-bedroom, 2-bath home offering exceptional space and functionality. With a living room, family room, and dedicated dining area, this home provides flexible living options rarely found at this price point. The main living area features a cozy fireplace with built-in bookshelves, creating a warm focal point. The kitchen is enhanced by skylights, bringing in natural light and opening into the dining space for easy everyday living and entertaining. The primary suite includes a private bath with vanity area, adding convenience and separation. Additional highlights: Composite front porch – low-maintenance outdoor space Bay windows for natural light Large open layout with great flow Storage shed with electricity – ideal for hobbies or extra storage River's Edge offers a community pool, playground, fitness center, picnic area with gazebo, clubhouse with rec room/pool table, and basketball court. Seller has made this home available for a timely sale - priced to reflect opportunity while still offering strong value. Serious buyers only. Lot rent: $895/mo, includes water and sewer. Buyer will need approval from the park after receiving accepted offer, Manufactured Home loans accepted. BATVAI

4. 2026-05-01
   listed $35,000 Active 1367-char remark

   Show marketing remark (1399 chars)

   Spacious 3-Bedroom Home with Fireplace, Skylights & Multiple Living Areas – Immediate Availability Move quickly on this well-maintained 3-bedroom, 2-bath home offering exceptional space and functionality. With a living room, family room, and dedicated dining area, this home provides flexible living options rarely found at this price point. The main living area features a cozy fireplace with built-in bookshelves, creating a warm focal point. The kitchen is enhanced by skylights, bringing in natural light and opening into the dining space for easy everyday living and entertaining. The primary suite includes a private bath with vanity area, adding convenience and separation. Additional highlights: Composite front porch – low-maintenance outdoor space Bay windows for natural light Large open layout with great flow Storage shed with electricity – ideal for hobbies or extra storage River's Edge offers a community pool, playground, fitness center, picnic area with gazebo, clubhouse with rec room/pool table, and basketball court. Seller has made this home available for a timely sale - priced to reflect opportunity while still offering strong value. Serious buyers only. Lot rent: $895/mo, includes water and sewer. Buyer will need approval from the park after receiving accepted offer, Manufactured Home loans accepted. BATVAI

ⓘ 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: $22,854
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$10,740
• − Depreciation: −$1,018
• Taxable income: $4,778
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $3,265/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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 of 540 in MI

Livability — Sterling Heights

• Score: 74/100
• State rank: #173
• US rank: #4545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+8.6% since first listed

6 events — show timeline

• 2026-05-27 Sold (MLS) $38,000 REALCOMP
• 2026-05-27 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-05-01 Listed $35,000 REALCOMP
• 2026-05-01 Listed $35,000 MiRealSource-MiMLS