12556 Margaret Ct · Bruce, MI 48065

$76,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 6 Days on market

Built 2026

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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 +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a private setting and a more spacious home? Step into luxury living this summer with this stunning newer home! This residence offers elegance and comfort in every detail. Greeted by an expansive open-concept living space featuring a gorgeous kitchen including energy star appliances, recessed lighting, and tons more! Walk-in closets in every bedroom! Contact our location today to be the first to tour! We can not wait to welcome you to Springbrook Estates! "Photographs may be digitally staged for illustration purposes. Actual property may differ. Prospective residents should verify all information to their own satisfaction. Contact for clarification of viewing arrangements. &

Key facts

• Gorgeous kitchen
• Walk-in closets
• Recessed lighting

Tags

• PRIVATE SETTING
• OPEN-CONCEPT LIVING SPACE
• GORGEOUS KITCHEN
• ENERGY STAR APPLIANCES
• RECESSED LIGHTING
• WALK-IN CLOSETS

Property features AI

Finance

• Financial info: List price $76,900; Spec inventory (new construction)

Exterior

• Home design: Double section manufactured home; 3 bed, 2 bath plan
• Exterior features: Living area of 1,152

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Romeo Community Schools (suburban): math 43% / reading 51% proficiency, ranked #102 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $532 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $76,900

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: 1.84% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.66%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $29,952
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11723 Cascade Cir	0.27mi	3/2.0	1,196 (+4%)	22mo	$25,000	$21	62
11723 Cascade Cir	0.27mi	3/2.0	1,196 (+4%)	22mo	$25,000	$21	62
11745 Cascade Cir	0.30mi	3/2.0	980 (-15%)	23mo	$25,000	$26	42
11745 Cascade Cir	0.30mi	3/2.0	980 (-15%)	23mo	$25,000	$26	42
11744 Cascade Cir	0.45mi	3/2.0	1,300 (+13%)	24mo	$49,900	$38	38
11744 Cascade Cir	0.45mi	3/2.0	1,300 (+13%)	24mo	$49,900	$38	38

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: 27.8%
• Equity multiple: 2.16×
• Total profit: $24,882
• Equity at exit: $11,466

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $69,812
• Equity at exit: $6,649

Cash invested: $21,532 (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 48065

• Active inventory: 87
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $586

Break-even live

Break-even rent $673

Max offer price $76,900

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	4d	1	0.01mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	14d	1	0.18mi
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,299	$1.16	43d	1	0.26mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	43d	1	0.29mi
11791 Cascade Cir Unit 76 Bruce Township, MI	4.0	2.0	1344	$1,409	$1.05	24d	1	0.31mi
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	20d	1	0.33mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,299	$1.23	43d	1	0.45mi
324 E Saint Clair St Romeo, MI	2.0	1.5	1200	$1,550	$1.29	43d	1	1.35mi
308 E Washington St Romeo, MI	2.0	2.0	1350	$2,400	$1.78	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $76,900 Active 6 DOM
2. 2026-06-17
   days on market $76,900 Active 5 DOM
3. 2026-06-16
   days on market $76,900 Active 4 DOM
4. 2026-06-15
   days on market $76,900 Active 3 DOM
5. 2026-06-13
   remarks 694-char remark
6. 2026-06-13
   listed $76,900 Active 1 DOM

ⓘ 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: $16,974
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,237
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,550/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: Romeo Community Schools
• NCES district ID: 2630090
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $73,121
• Composite: 42.48/100
• National rank: #3212
• State rank: #102 of 540 in MI

Livability — Bruce

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

Census & demographics

• Population (ZIP): 11,344

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -252.70%
• Current HPI: 214.524
• 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