38045 Ducharme Dr · Sterling Heights, MI 48038

$50,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 21 Days on market

Built 2017 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your stunning new sanctuary in Rivers Edge! This beautifully maintained 2017 manufactured home features three spacious bedrooms and two bathrooms, offering the perfect blend of comfort and style. Step inside to discover a bright and airy open layout that flows seamlessly throughout the space. The heart of the home is the modern kitchen, complete with a central island and equipped with a refrigerator, stove, and dishwasher, making meal prep a breeze. Retreat to the primary suite, which boasts a generous en-suite bathroom with double sinks, a large mirror, and a shower with a sliding glass door, along with a built-in walk-in closet for all your storage needs. On the opposite side of the home, you’ll find two additional bedrooms and a well-appointed bathroom, providing privacy for family or guests. The convenient laundry area comes equipped with a washer and dryer, simplifying your daily chores. Step outside to enjoy outdoor entertaining with two barbecue grills included, along with lawn care equipment to make your transition smooth and easy. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities that enhance your lifestyle, including two playgrounds for the kids, refreshing swimming pools to beat the heat, and pavilions with barbecue areas perfect for gatherings. The clubhouse features an exercise room and gym, while the game room offers a fun space to unwind. Stay active on the basketball court and connect with neighbors in this vibrant community. Don’t miss the chance to make this beautiful home your own and embrace the lifestyle that Rivers Edge has to offer!

Key facts

• Central island
• Laundry area
• Two barbecue grills

Tags

• MODERN KITCHEN
• CENTRAL ISLAND
• EN-SUITE BATHROOM
• BUILT-IN WALK-IN CLOSET
• LAUNDRY AREA
• TWO BARBECUE GRILLS

Property features AI

Finance

• Other: Located in the RIVERS EDGE subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: One level; Manufactured home; Residential property
• Construction: Pillar/post/pier foundation
• Exterior features: No pool

Interior

• Kitchen: Includes dishwasher, oven, range, refrigerator, and disposal
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Oven; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) 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.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.00% ✓
• Cap rate: 26.41%
• Cash-on-cash: 71.86%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $27,968
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38010 St Tropez St	0.07mi	3/2.0	1,216 (0%)	10mo	$29,900	$25	88
16107 Normandy St	0.32mi	3/1.0	1,200 (-1%)	8mo	$7,500	$6	72
38086 Saint Tropez Dr	0.10mi	3/2.0	1,056 (-13%)	6mo	$20,000	$19	68
15374 Danseur Dr	0.22mi	3/2.0	1,288 (+6%)	14mo	$36,000	$28	68
15949 Charlemagne Ave	0.22mi	2/2.0 (-1)	1,100 (-10%)	1mo	$25,000	$23	68
15312 Cartier St	0.24mi	2/2.0 (-1)	1,092 (-10%)	20mo	$9,900	$9	50
15326 Danseur Dr	0.30mi	3/2.0	1,056 (-13%)	18mo	$49,000	$46	49

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: 68.1%
• Equity multiple: 3.92×
• Total profit: $40,922
• Equity at exit: $7,455

10-year hold

• IRR: 71.3%
• Equity multiple: 7.25×
• Total profit: $87,506
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $838

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	43d	1	0.04mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.05mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.08mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.10mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	43d	1	0.10mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	1d	1	0.12mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.12mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.13mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	2d	1	0.14mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	12d	1	0.14mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.19mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.19mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.19mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.20mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.20mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.20mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.23mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.23mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.24mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.30mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.31mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	43d	1	0.35mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.38mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.48mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	0.85mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	43d	2	0.88mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.88mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.91mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	43d	1	0.93mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	43d	2	0.94mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.94mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	12d	1	0.95mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	43d	2	1.04mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.23mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	1d	1	1.25mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	43d	1	1.29mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.33mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	43d	1	1.42mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	43d	1	1.45mi
14378 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	1303	$1,800	$1.38	24d	1	1.50mi

Listing history 13 events

1. 2026-06-15
   days on market $50,000 Active 21 DOM
2. 2026-06-13
   days on market $50,000 Active 19 DOM
3. 2026-06-13
   days on market $50,000 Active 18 DOM
4. 2026-06-09
   days on market $50,000 Active 15 DOM
5. 2026-06-08
   days on market $50,000 Active 14 DOM
6. 2026-06-07
   days on market $50,000 Active 13 DOM
7. 2026-06-04
   days on market $50,000 Active 10 DOM
8. 2026-06-03
   days on market $50,000 Active 9 DOM
9. 2026-06-02
   days on market $50,000 Active 8 DOM
10. 2026-06-01
    days on market $50,000 Active 7 DOM
11. 2026-05-31
    days on market $50,000 Active 6 DOM
12. 2026-05-25
    listed $50,000 Active

    Show marketing remark (1635 chars)

    Welcome to your stunning new sanctuary in Rivers Edge! This beautifully maintained 2017 manufactured home features three spacious bedrooms and two bathrooms, offering the perfect blend of comfort and style. Step inside to discover a bright and airy open layout that flows seamlessly throughout the space. The heart of the home is the modern kitchen, complete with a central island and equipped with a refrigerator, stove, and dishwasher, making meal prep a breeze. Retreat to the primary suite, which boasts a generous en-suite bathroom with double sinks, a large mirror, and a shower with a sliding glass door, along with a built-in walk-in closet for all your storage needs. On the opposite side of the home, you’ll find two additional bedrooms and a well-appointed bathroom, providing privacy for family or guests. The convenient laundry area comes equipped with a washer and dryer, simplifying your daily chores. Step outside to enjoy outdoor entertaining with two barbecue grills included, along with lawn care equipment to make your transition smooth and easy. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities that enhance your lifestyle, including two playgrounds for the kids, refreshing swimming pools to beat the heat, and pavilions with barbecue areas perfect for gatherings. The clubhouse features an exercise room and gym, while the game room offers a fun space to unwind. Stay active on the basketball court and connect with neighbors in this vibrant community. Don’t miss the chance to make this beautiful home your own and embrace the lifestyle that Rivers Edge has to offer!

13. 2026-05-25
    listed $50,000 Active 1635-char remark

    Show marketing remark (1635 chars)

    Welcome to your stunning new sanctuary in Rivers Edge! This beautifully maintained 2017 manufactured home features three spacious bedrooms and two bathrooms, offering the perfect blend of comfort and style. Step inside to discover a bright and airy open layout that flows seamlessly throughout the space. The heart of the home is the modern kitchen, complete with a central island and equipped with a refrigerator, stove, and dishwasher, making meal prep a breeze. Retreat to the primary suite, which boasts a generous en-suite bathroom with double sinks, a large mirror, and a shower with a sliding glass door, along with a built-in walk-in closet for all your storage needs. On the opposite side of the home, you’ll find two additional bedrooms and a well-appointed bathroom, providing privacy for family or guests. The convenient laundry area comes equipped with a washer and dryer, simplifying your daily chores. Step outside to enjoy outdoor entertaining with two barbecue grills included, along with lawn care equipment to make your transition smooth and easy. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities that enhance your lifestyle, including two playgrounds for the kids, refreshing swimming pools to beat the heat, and pavilions with barbecue areas perfect for gatherings. The clubhouse features an exercise room and gym, while the game room offers a fun space to unwind. Stay active on the basketball court and connect with neighbors in this vibrant community. Don’t miss the chance to make this beautiful home your own and embrace the lifestyle that Rivers Edge has 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: $17,983
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$1,455
• Taxable income: $9,850
• Est. tax owed @ 24.0%: −$2,364
• After-tax cash flow: $7,696/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 · 16 photos

Good 80/100 Cosmetic rehab

This well-maintained 2017 manufactured home offers a good condition with a good rehab level. It has a modern kitchen, two bathrooms, and a good exterior. The home is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in living areas — Modernizes the space and increases value
• Both New kitchen appliances — Modernizes the kitchen and increases value
• Both New bathroom fixtures — Modernizes the bathrooms and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in living areas — Modernizes the space and increases value ↑
• Both New kitchen appliances — Modernizes the kitchen and increases value ↑
• Both New bathroom fixtures — Modernizes the bathrooms and increases 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $50,000 REALCOMP
• 2026-05-25 Listed $50,000 MiRealSource-MiMLS