29805 Jamestown Dr · Chesterfield, MI 48051

$90,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 190 Days on market

Built 2025 Excellent condition $68/sqft · 102% above area

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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 +4.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home checks every box. Space. Affordability. Open layout. Modern design. Brand new. Skip the wait and move straight into modern comfort. This brand new 3 bedroom, 2 bathroom home in the highly desirable Carriage Way community is now available. Highlights include a modern kitchen with sleek black appliances, gas cooking, and generous counter space designed for everyday use and entertaining. The open concept layout offers 1,344 sq. ft. of bright, inviting living space with excellent flow throughout the home. Enjoy a prime location just minutes from downtown New Baltimore, local beaches, and top tier dining. Brand new construction provides energy efficiency, central air, and year round comfort with lower utility costs. Additional features include oversized closets, a dedicated laundry room, and smart storage throughout. Live close to shopping and major roadways while enjoying the feel of a quiet, sought after community. Homes in this community move quickly. Do not miss your opportunity to secure this home. Message today to schedule your private tour. Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements.

Key facts

• Versatile rooms
• Wrap around kitchen
• Bright living room

Tags

• WRAP AROUND KITCHEN
• BRIGHT LIVING ROOM
• WIDE CLOSET
• VERSATILE ROOMS
• MODERN BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $91k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $80k (12.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $628 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 190 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.27%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $44,900
• List price: $90,900
• Delta: 102.45%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52529 Pineview Cir	0.25mi	3/2.0	1,456 (+8%)	9mo	$163,000	$112	67
29636 Cambridge Ct	0.32mi	3/2.0	1,500 (+12%)	6mo	$44,900	$30	61

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $27,540
• Equity at exit: $13,553

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $78,479
• Equity at exit: $7,859

Cash invested: $25,452 (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: $1,635 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $663

Break-even live

Break-even rent $795

Max offer price $90,900

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	2d	1	0.02mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.17mi
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	44d	1	0.18mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.21mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.24mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.26mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.26mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	44d	1	0.29mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	2d	1	0.33mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	2d	1	0.33mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.34mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	2d	1	0.34mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	2d	1	0.35mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.35mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	2d	1	0.38mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	2d	1	0.40mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	2d	1	0.41mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.70mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	24d	1	0.77mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.77mi
51602 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,775	$1.14	17d	1	0.80mi
51596 Stern Ln New Baltimore, MI	2.0	2.0	1550	$1,790	$1.15	18d	1	0.82mi
51590 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,535	$0.98	3d	1	0.82mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	17d	1	0.85mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	24d	1	0.95mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	44d	1	0.96mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.13mi

Listing history 15 events

1. 2026-06-18
   days on market $90,900 Active 190 DOM
2. 2026-06-17
   days on market $90,900 Active 189 DOM
3. 2026-06-16
   days on market $90,900 Active 188 DOM
4. 2026-06-15
   days on market $90,900 Active 187 DOM
5. 2026-06-13
   days on market $90,900 Active 185 DOM
6. 2026-06-13
   days on market $90,900 Active 184 DOM
7. 2026-06-09
   days on market $90,900 Active 181 DOM
8. 2026-06-08
   days on market $90,900 Active 180 DOM
9. 2026-06-07
   days on market $90,900 Active 179 DOM
10. 2026-06-04
    days on market $90,900 Active 176 DOM
11. 2026-06-03
    days on market $90,900 Active 175 DOM
12. 2026-06-02
    days on market $90,900 Active 174 DOM
13. 2026-06-01
    days on market $90,900 Active 173 DOM
14. 2026-05-31
    days on market $90,900 Active 172 DOM
15. 2025-12-10
    listed $90,900 Active 1298-char remark

    Show marketing remark (1298 chars)

    This home checks every box. Space. Affordability. Open layout. Modern design. Brand new. Skip the wait and move straight into modern comfort. This brand new 3 bedroom, 2 bathroom home in the highly desirable Carriage Way community is now available. Highlights include a modern kitchen with sleek black appliances, gas cooking, and generous counter space designed for everyday use and entertaining. The open concept layout offers 1,344 sq. ft. of bright, inviting living space with excellent flow throughout the home. Enjoy a prime location just minutes from downtown New Baltimore, local beaches, and top tier dining. Brand new construction provides energy efficiency, central air, and year round comfort with lower utility costs. Additional features include oversized closets, a dedicated laundry room, and smart storage throughout. Live close to shopping and major roadways while enjoying the feel of a quiet, sought after community. Homes in this community move quickly. Do not miss your opportunity to secure this home. Message today to schedule your private tour. Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements.

ⓘ 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: $19,617
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,644
• Taxable income: $6,924
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $6,298/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 · 1 photo

Excellent 95/100 None rehab

This brand new, move-in-ready manufactured home offers modern design and open layout, perfect for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value.
• Both Adding smart home features — Improves convenience and marketability.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to buyers.
• Rental Installing a smart thermostat — Improves energy efficiency and attracts renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Adding smart home features — Improves convenience and marketability. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to buyers. ↑
• Rental Installing a smart thermostat — Improves energy efficiency and attracts 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

1 event — show timeline

• 2025-12-10 Listed $90,900 Zillow