48565 Pineview Dr · Shelby, MI 48317

$17,500

2 bd · 2.0 ba · 924 sqft · Other · 68 Days on market

Built 1988 $19/sqft · at area comps Est $18k · at est. ↓ 20% 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 +8.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your new home in Dequindre Estates, a charming two-bedroom, two-bathroom manufactured home that perfectly balances comfort and convenience. The exterior welcomes you with a long driveway and a lovely garden area on the side, providing a peaceful outdoor retreat. You'll enjoy ample space behind your home with no neighbors, allowing for privacy and tranquility. Step inside to find a bright and inviting kitchen featuring ample cabinetry and double windows that flood the space with natural light. There’s also a cozy area for barstool seating, making it perfect for casual meals or entertaining. Equipped with essential appliances—including a refrigerator, stove, dishwasher, washer, and dryer—this home ensures you have everything you need. Throughout the home, newer flooring and carpet create a fresh and modern feel. The primary bedroom is a true sanctuary, complete with a double closet and an en suite bathroom that boasts a vanity with additional counter space for your convenience. The second bedroom features built-in shelving, offering practical storage solutions. Both the furnace and hot water tank are newer, providing peace of mind for your comfort. Additionally, window air-conditioning units are available in the shed and can stay with the home. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You’ll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for both adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing for stress-free days. The community features amenities such as a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone. Don't miss the chance to make this wonderful home in Dequindre Estates your own!

Key facts

• Bright kitchen
• Double windows
• Barstool seating

Tags

• LONG DRIVEWAY
• AMPLE SPACE BEHIND HOME
• BRIGHT KITCHEN
• AMPLE CABINETRY
• DOUBLE WINDOWS
• BARSTOOL SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $16k (6.0% below list) — sets the bar for market timing.
• Cap rate 81.6% vs local median 3.2% in Shelby — 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 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• 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: Rents rising (+3.4%/yr); 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $121 of loan paydown is wiped out by about $525 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 + 3.4% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $16,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 8.82% ✓
• Cap rate: 81.60%
• Cash-on-cash: 268.94%
• DSCR: 12.97
• GRM: 0.9

CMA / ARV

• ARV (median comp): $17,937
• List price: $17,500
• Delta: -2.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.83×
• Total profit: $67,753
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 31.97×
• Total profit: $151,734
• Equity at exit: $1,513

Cash invested: $4,900 (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 48317

• Rents YoY: 3.4%
• Active inventory: 101
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $1,098

Break-even live

Break-even rent $153

Max offer price $17,500

Occupancy floor 24%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46280 Dequindre Rd Shelby Township, MI	1.0–3.0	1.0–1.5	912	$1,412	$1.55	4d	14	1.11mi
1901 Village Green Blvd Rochester Hills, MI	3.0	1.0–2.0	1025	$2,185	$2.13	2d	28	1.36mi

Listing history 20 events

1. 2026-06-18
   days on market $17,500 Active 68 DOM
2. 2026-06-17
   price $17,500 Active 67 DOM
3. 2026-06-17
   days on market $18,000 Active 67 DOM
4. 2026-06-16
   days on market $18,000 Active 66 DOM
5. 2026-06-15
   days on market $18,000 Active 65 DOM
6. 2026-06-13
   days on market $18,000 Active 63 DOM
7. 2026-06-13
   days on market $18,000 Active 62 DOM
8. 2026-06-09
   days on market $18,000 Active 59 DOM
9. 2026-06-08
   days on market $18,000 Active 58 DOM
10. 2026-06-07
    days on market $18,000 Active 57 DOM
11. 2026-06-04
    days on market $18,000 Active 54 DOM
12. 2026-06-03
    days on market $18,000 Active 53 DOM
13. 2026-06-02
    days on market $18,000 Active 52 DOM
14. 2026-06-02
    price $18,000 Active 51 DOM
15. 2026-06-01
    days on market $20,000 Active 51 DOM
16. 2026-05-31
    days on market $20,000 Active 50 DOM
17. 2026-04-28
    price $20,000 2098-char remark

    Show marketing remark (2098 chars)

    Discover your new home in Dequindre Estates, a charming two-bedroom, two-bathroom manufactured home that perfectly balances comfort and convenience. The exterior welcomes you with a long driveway and a lovely garden area on the side, providing a peaceful outdoor retreat. You'll enjoy ample space behind your home with no neighbors, allowing for privacy and tranquility. Step inside to find a bright and inviting kitchen featuring ample cabinetry and double windows that flood the space with natural light. There’s also a cozy area for barstool seating, making it perfect for casual meals or entertaining. Equipped with essential appliances—including a refrigerator, stove, dishwasher, washer, and dryer—this home ensures you have everything you need. Throughout the home, newer flooring and carpet create a fresh and modern feel. The primary bedroom is a true sanctuary, complete with a double closet and an en suite bathroom that boasts a vanity with additional counter space for your convenience. The second bedroom features built-in shelving, offering practical storage solutions. Both the furnace and hot water tank are newer, providing peace of mind for your comfort. Additionally, window air-conditioning units are available in the shed and can stay with the home. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You’ll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for both adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing for stress-free days. The community features amenities such as a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone. Don't miss the chance to make this wonderful home in Dequindre Estates your own!

18. 2026-04-27
    price $20,000 2048-char remark

    Show marketing remark (2048 chars)

    Discover your new home in Dequindre Estates, a charming two-bedroom, two-bathroom manufactured home that perfectly balances comfort and convenience. The exterior welcomes you with a long driveway and a lovely garden area on the side, providing a peaceful outdoor retreat. You'll enjoy ample space behind your home with no neighbors, allowing for privacy and tranquility. Step inside to find a bright and inviting kitchen featuring ample cabinetry and double windows that flood the space with natural light. There's also a cozy area for barstool seating, making it perfect for casual meals or entertaining. Equipped with essential appliances-including a refrigerator, stove, dishwasher, washer, and dryer-this home ensures you have everything you need. Throughout the home, newer flooring and carpet create a fresh and modern feel. The primary bedroom is a true sanctuary, complete with a double closet and an en suite bathroom that boasts a vanity with additional counter space for your convenience. The second bedroom features built-in shelving, offering practical storage solutions. Both the furnace and hot water tank are newer, providing peace of mind for your comfort. Additionally, window air-conditioning units are available in the shed and can stay with the home. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You'll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for both adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing for stress-free days. The community features amenities such as a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone. Don't miss the chance to make this wonderful home in D

19. 2026-04-11
    listed $25,000 Active 2048-char remark

    Show marketing remark (2098 chars)

    Discover your new home in Dequindre Estates, a charming two-bedroom, two-bathroom manufactured home that perfectly balances comfort and convenience. The exterior welcomes you with a long driveway and a lovely garden area on the side, providing a peaceful outdoor retreat. You'll enjoy ample space behind your home with no neighbors, allowing for privacy and tranquility. Step inside to find a bright and inviting kitchen featuring ample cabinetry and double windows that flood the space with natural light. There’s also a cozy area for barstool seating, making it perfect for casual meals or entertaining. Equipped with essential appliances—including a refrigerator, stove, dishwasher, washer, and dryer—this home ensures you have everything you need. Throughout the home, newer flooring and carpet create a fresh and modern feel. The primary bedroom is a true sanctuary, complete with a double closet and an en suite bathroom that boasts a vanity with additional counter space for your convenience. The second bedroom features built-in shelving, offering practical storage solutions. Both the furnace and hot water tank are newer, providing peace of mind for your comfort. Additionally, window air-conditioning units are available in the shed and can stay with the home. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You’ll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for both adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing for stress-free days. The community features amenities such as a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone. Don't miss the chance to make this wonderful home in Dequindre Estates your own!

20. 2026-04-11
    listed $25,000 Active 2098-char remark

    Show marketing remark (2098 chars)

    Discover your new home in Dequindre Estates, a charming two-bedroom, two-bathroom manufactured home that perfectly balances comfort and convenience. The exterior welcomes you with a long driveway and a lovely garden area on the side, providing a peaceful outdoor retreat. You'll enjoy ample space behind your home with no neighbors, allowing for privacy and tranquility. Step inside to find a bright and inviting kitchen featuring ample cabinetry and double windows that flood the space with natural light. There’s also a cozy area for barstool seating, making it perfect for casual meals or entertaining. Equipped with essential appliances—including a refrigerator, stove, dishwasher, washer, and dryer—this home ensures you have everything you need. Throughout the home, newer flooring and carpet create a fresh and modern feel. The primary bedroom is a true sanctuary, complete with a double closet and an en suite bathroom that boasts a vanity with additional counter space for your convenience. The second bedroom features built-in shelving, offering practical storage solutions. Both the furnace and hot water tank are newer, providing peace of mind for your comfort. Additionally, window air-conditioning units are available in the shed and can stay with the home. Living at Dequindre Estates means enjoying a prime location that blends convenience and quality. You’ll be just moments away from top-rated restaurants, shops, and entertainment options, making it easy to enjoy the best the area has to offer. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park, perfect for both adventures and relaxation. Plus, with quick access to State Highways 59 and 53, commuting is effortless, allowing for stress-free days. The community features amenities such as a fishing lake and picnic area, all within a pet-friendly environment that boasts beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for everyone. Don't miss the chance to make this wonderful home in Dequindre Estates your own!

ⓘ 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: $18,518
• − Mortgage interest: −$980
• − Property taxes: −$262
• − Insurance: −$88
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$509
• Taxable income: $13,716
• Est. tax owed @ 24.0%: −$3,292
• After-tax cash flow: $9,886/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 — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

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 (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Russian/Polish/Slavic 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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• 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

-20.0% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $20,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $20,000 REALCOMP
• 2026-04-11 Listed $25,000 REALCOMP
• 2026-04-11 Listed $25,000 MiRealSource-MiMLS