4 Bed 2 Bath Double Section Plan · Chesterfield, MI 48051

$88,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 97 Days on market

Good condition $53/sqft · 98% above area ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the home of your dreams at Carriage Way in Chesterfield, MI! Nestled where convenience intertwines with vibrancy, this community offers unparalleled access to the Hall Road (M-59) Corridor, unlocking a world of premier retail shopping and a plethora of amenities. Indulge in a variety of stores, restaurants, and a bustling shopping mall right at your doorstep. Enjoy top-rated institutions such as Francis A. Higgins Elementary and L'Anse Creuse Middle School East. Venture just 15 minutes away and find yourself immersed in the natural splendor of Anchor Bay's stunning parks and the charming town of New Baltimore. Bask in a lifestyle tailored just for you at Carriage Way. Revel in our banquet facilities, inviting clubhouse, pet-friendly environments, and a playground that promises endless fun. Our community is dotted with open green spaces and features a shimmering swimming pool for your enjoyment. Community well-being is our priority at Carriage Way. Relish the advantages of on-site management, prompt maintenance services, a streamlined home-buying experience at our sales office, and a secure mail center ensuring peace of mind. Reach out to us today for an exclusive tour and experience the enchantment firsthand!

Key facts

• Variety of stores
• Anchor bay parks
• Listed 97 days

Tags

• PREMIER RETAIL SHOPPING
• VARIETY OF STORES
• BUSTLING SHOPPING MALL
• TOP-RATED INSTITUTIONS
• FRANCIS A HIGGINS ELEMENTARY
• ANCHOR BAY PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (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.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.11%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $44,900
• List price: $88,900
• Delta: 98.00%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52522 Potamac Ct	0.11mi	3/2.0 (-1)	1,680 (0%)	7mo	$50,000	$30	84
29636 Cambridge Ct	0.19mi	3/2.0 (-1)	1,500 (-11%)	6mo	$44,900	$30	64
52529 Pineview Cir	0.17mi	3/2.0 (-1)	1,456 (-13%)	9mo	$163,000	$112	57
52193 Harrisburg Ln	0.32mi	3/1.5 (-1)	1,563 (-7%)	24mo	$62,000	$40	46

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $28,038
• Equity at exit: $13,255

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $79,135
• Equity at exit: $7,686

Cash invested: $24,892 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 140
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $666

Break-even live

Break-even rent $778

Max offer price $88,900

Occupancy floor 54%

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	43d	1	0.07mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	16d	1	0.09mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	43d	1	0.09mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	43d	1	0.12mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.12mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	1d	1	0.14mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	43d	1	0.15mi
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	43d	1	0.18mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	1d	1	0.18mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	1d	1	0.19mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.20mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	1d	1	0.20mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	1d	1	0.21mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	1d	1	0.24mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	1d	1	0.27mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	24d	1	0.97mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	43d	1	0.99mi

Listing history 16 events

1. 2026-06-18
   days on market $88,900 Active 97 DOM
2. 2026-06-17
   days on market $88,900 Active 96 DOM
3. 2026-06-16
   days on market $88,900 Active 95 DOM
4. 2026-06-15
   days on market $88,900 Active 94 DOM
5. 2026-06-13
   days on market $88,900 Active 92 DOM
6. 2026-06-13
   days on market $88,900 Active 91 DOM
7. 2026-06-09
   days on market $88,900 Active 88 DOM
8. 2026-06-08
   days on market $88,900 Active 87 DOM
9. 2026-06-07
   days on market $88,900 Active 86 DOM
10. 2026-06-04
    days on market $88,900 Active 83 DOM
11. 2026-06-03
    days on market $88,900 Active 82 DOM
12. 2026-06-02
    days on market $88,900 Active 81 DOM
13. 2026-06-01
    days on market $88,900 Active 80 DOM
14. 2026-05-31
    days on market $88,900 Active 79 DOM
15. 2026-04-08
    price $89,900 1237-char remark

    Show marketing remark (1237 chars)

    Discover the home of your dreams at Carriage Way in Chesterfield, MI! Nestled where convenience intertwines with vibrancy, this community offers unparalleled access to the Hall Road (M-59) Corridor, unlocking a world of premier retail shopping and a plethora of amenities. Indulge in a variety of stores, restaurants, and a bustling shopping mall right at your doorstep. Enjoy top-rated institutions such as Francis A. Higgins Elementary and L'Anse Creuse Middle School East. Venture just 15 minutes away and find yourself immersed in the natural splendor of Anchor Bay's stunning parks and the charming town of New Baltimore. Bask in a lifestyle tailored just for you at Carriage Way. Revel in our banquet facilities, inviting clubhouse, pet-friendly environments, and a playground that promises endless fun. Our community is dotted with open green spaces and features a shimmering swimming pool for your enjoyment. Community well-being is our priority at Carriage Way. Relish the advantages of on-site management, prompt maintenance services, a streamlined home-buying experience at our sales office, and a secure mail center ensuring peace of mind. Reach out to us today for an exclusive tour and experience the enchantment firsthand!

16. 2026-03-13
    listed $95,900 Active 1237-char remark

    Show marketing remark (1237 chars)

    Discover the home of your dreams at Carriage Way in Chesterfield, MI! Nestled where convenience intertwines with vibrancy, this community offers unparalleled access to the Hall Road (M-59) Corridor, unlocking a world of premier retail shopping and a plethora of amenities. Indulge in a variety of stores, restaurants, and a bustling shopping mall right at your doorstep. Enjoy top-rated institutions such as Francis A. Higgins Elementary and L'Anse Creuse Middle School East. Venture just 15 minutes away and find yourself immersed in the natural splendor of Anchor Bay's stunning parks and the charming town of New Baltimore. Bask in a lifestyle tailored just for you at Carriage Way. Revel in our banquet facilities, inviting clubhouse, pet-friendly environments, and a playground that promises endless fun. Our community is dotted with open green spaces and features a shimmering swimming pool for your enjoyment. Community well-being is our priority at Carriage Way. Relish the advantages of on-site management, prompt maintenance services, a streamlined home-buying experience at our sales office, and a secure mail center ensuring peace of mind. Reach out to us today for an exclusive tour and experience the enchantment firsthand!

ⓘ 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: $19,449
• − Mortgage interest: −$4,980
• − Property taxes: −$1,334
• − Insurance: −$444
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,586
• Taxable income: $6,993
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $6,314/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 · 2 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a clean exterior and a well-maintained property. Painting the exterior and improving the landscaping can further enhance its value and appeal.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and make the home look more inviting.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can significantly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and make the home look more inviting. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can significantly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ 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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — Chesterfield

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

Census & demographics

• City population: 40,302
• Population (ZIP): 17,716

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% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -98.06%
• Current HPI: 210.6017
• 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

-6.3% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $89,900 Zillow
• 2026-03-13 Listed $95,900 Zillow