21310 Boquet Dr · Macomb, MI 48044

$45,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 111 Days on market

Built 1990 $33/sqft · 356% above area ↓ 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

Key facts

• Large family room
• Laundry room
• Spacious kitchen

Tags

• DOUBLE-WIDE MOBILE HOME
• SPACIOUS KITCHEN
• LARGE FAMILY ROOM
• LAUNDRY ROOM
• MASTER BEDROOM SUITE
• ATTACHED BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. 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?
5. 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.
6. 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.
7. 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: 5.11% ✓
• Cap rate: 46.47%
• Cash-on-cash: 143.48%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

• ARV (median comp): $9,872
• List price: $45,000
• Delta: 355.85%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21548 Clochette Dr	0.31mi	4/2.0 (+1)	1,456 (+8%)	8mo	$11,000	$8	60
21176 Boquet Dr	0.12mi	2/2.0 (-1)	1,500 (+12%)	16mo	$18,000	$12	57

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: —
• Equity multiple: 8.04×
• Total profit: $88,692
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 16.95×
• Total profit: $200,922
• Equity at exit: $3,891

Cash invested: $12,600 (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 48044

• Active inventory: 261
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,506

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 30%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,586	$1.45	2d	1	0.71mi

Listing history 23 events

1. 2026-06-18
   days on market $45,000 Active 111 DOM
2. 2026-06-17
   days on market $45,000 Active 110 DOM
3. 2026-06-16
   days on market $45,000 Active 109 DOM
4. 2026-06-15
   days on market $45,000 Active 108 DOM
5. 2026-06-13
   days on market $45,000 Active 106 DOM
6. 2026-06-13
   days on market $45,000 Active 105 DOM
7. 2026-06-09
   days on market $45,000 Active 102 DOM
8. 2026-06-08
   days on market $45,000 Active 101 DOM
9. 2026-06-07
   days on market $45,000 Active 100 DOM
10. 2026-06-04
    days on market $45,000 Active 97 DOM
11. 2026-06-03
    days on market $45,000 Active 96 DOM
12. 2026-06-02
    days on market $45,000 Active 95 DOM
13. 2026-06-01
    days on market $45,000 Active 94 DOM
14. 2026-05-31
    days on market $45,000 Active 93 DOM
15. 2026-04-20
    price $45,000 535-char remark

    Show marketing remark (535 chars)

    Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

16. 2026-04-20
    price $45,000 535-char remark

    Show marketing remark (535 chars)

    Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

17. 2026-02-27
    listed $48,000 Active 535-char remark

    Show marketing remark (535 chars)

    Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

18. 2026-02-27
    listed $48,000 Active 535-char remark

    Show marketing remark (535 chars)

    Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

19. 2026-02-27
    historical

    Show marketing remark (535 chars)

    Lovely 3 bedroom, 2 full bath double-wide mobile home located in Westbridge Manor Community - amazing location near schools, grocery store and so much more. Spacious kitchen and dining space directly off of large family room and a laundry room nearby for convenience. Master bedroom suite with attached bath and closet at one end of home and the additional two bedrooms and full bathroom at other end. Storage shed in yard and 2 parking spaces in front of home. Stop by and check out this wonderful home just waiting for its new owner!

20. 2025-10-30
    price $49,500
21. 2025-10-30
    price $49,500
22. 2025-08-26
    listed $56,000 Active
23. 2025-08-26
    listed $56,000 Active

ⓘ 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: $27,607
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$1,309
• Taxable income: $18,460
• Est. tax owed @ 24.0%: −$4,430
• After-tax cash flow: $13,647/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: 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 — Macomb

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,754
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 58,754
• Household income: $117,856
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 223.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 5% Russian/Polish/Slavic 3% 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: ▼ -204.17%
• Current HPI: 221.35
• Rent YoY: —
• 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

-19.6% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $45,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $45,000 REALCOMP
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listed $48,000 REALCOMP
• 2026-02-27 Listed $48,000 MiRealSource-MiMLS
• 2025-10-30 Price Changed $49,500 MiRealSource-MiMLS
• 2025-10-30 Price Changed $49,500 REALCOMP
• 2025-08-26 Listed $56,000 MiRealSource-MiMLS
• 2025-08-26 Listed $56,000 REALCOMP