29652 Cambridge Ct · New Haven, MI 48051

$88,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 193 Days on market

Built 2025 Good condition $53/sqft · 98% 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 +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 4 Bedroom 2 Bathroom Home in Carriage Way Community Welcome to modern living in this brand new 4 bedroom 2 bathroom home located in the desirable Carriage Way Community in Chesterfield MI. Offering 1680 square feet of thoughtfully designed living space this home combines comfort style and efficiency. The open floor plan is filled with natural light and is ideal for everyday living and entertaining. The kitchen flows into a full dining area and features energy efficient stainless steel appliances including a gas stove with hood and a stainless steel refrigerator. Central air provides year round comfort. The primary bedroom offers a spacious retreat with a large closet and a private full bathroom that includes a linen closet. Three additional bedrooms are generously sized and provide excellent storage making this home ideal for flexible living needs. Outside you will enjoy the convenience of a private driveway and an additional storage shed. Residents of the Carriage Way Community have access to a clubhouse and an inground pool adding comfort and convenience to everyday living. Homes like this do not come around often. Schedule your tour today and secure this beautiful move in ready home before it is gone. AI Staging Disclosure Some photos may include virtual staging or enhancements created through artificial intelligence to help illustrate the homes potential. Actual features may vary.

Key facts

• Full bathroom
• Full dining room
• Spacious closet

Tags

• OPEN KITCHEN
• FULL DINING ROOM
• STAINLESS STEEL GAS STOVE
• STAINLESS STEEL REFRIGERATOR
• SPACIOUS CLOSET
• FULL BATHROOM

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 $652 ($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: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.1% in New Haven — 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 57/100 on livability (#650 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• 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: 142 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 193 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• 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	0.21mi	3/2.0 (-1)	1,680 (0%)	7mo	$50,000	$30	79
29636 Cambridge Ct	0.01mi	3/2.0 (-1)	1,500 (-11%)	6mo	$44,900	$30	72
52529 Pineview Cir	0.21mi	3/2.0 (-1)	1,456 (-13%)	9mo	$163,000	$112	56
52193 Harrisburg Ln	0.37mi	3/1.5 (-1)	1,563 (-7%)	24mo	$62,000	$40	44

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $27,121
• Equity at exit: $13,255

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $77,156
• 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: 142
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $652

Break-even live

Break-even rent $778

Max offer price $88,900

Occupancy floor 54%

Sensitivity live

Price	-10% $713	-5% $682	+0% $652	+5% $621	+10% $590
Rent	-10% $525	-5% $588	+0% $652	+5% $715	+10% $778
Rate	-1.0pp $696	-0.5pp $674	base $652	+0.5pp $629	+1.0pp $605

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	0d	1	0.04mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	44d	1	0.04mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	6d	1	0.05mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.06mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.07mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.07mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.09mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.09mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.09mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.10mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.11mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.13mi
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	0.28mi
52131 Oxford Ln Unit 423 Chesterfield, MI	4.0	2.0	1680	$1,739	$1.04	0d	1	0.28mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	0d	1	0.29mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	25d	1	1.02mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	44d	1	1.03mi

Listing history 16 events

1. 2026-06-21
   days on market $88,900 Active 193 DOM
2. 2026-06-18
   days on market $88,900 Active 190 DOM
3. 2026-06-17
   days on market $88,900 Active 189 DOM
4. 2026-06-16
   days on market $88,900 Active 188 DOM
5. 2026-06-15
   days on market $88,900 Active 187 DOM
6. 2026-06-13
   days on market $88,900 Active 185 DOM
7. 2026-06-13
   days on market $88,900 Active 184 DOM
8. 2026-06-09
   days on market $88,900 Active 181 DOM
9. 2026-06-08
   days on market $88,900 Active 180 DOM
10. 2026-06-07
    days on market $88,900 Active 179 DOM
11. 2026-06-04
    days on market $88,900 Active 176 DOM
12. 2026-06-03
    days on market $88,900 Active 175 DOM
13. 2026-06-02
    days on market $88,900 Active 174 DOM
14. 2026-06-01
    days on market $88,900 Active 173 DOM
15. 2026-05-31
    days on market $88,900 Active 172 DOM
16. 2025-12-10
    listed $88,900 Active 1418-char remark

    Show marketing remark (1418 chars)

    Brand New 4 Bedroom 2 Bathroom Home in Carriage Way Community Welcome to modern living in this brand new 4 bedroom 2 bathroom home located in the desirable Carriage Way Community in Chesterfield MI. Offering 1680 square feet of thoughtfully designed living space this home combines comfort style and efficiency. The open floor plan is filled with natural light and is ideal for everyday living and entertaining. The kitchen flows into a full dining area and features energy efficient stainless steel appliances including a gas stove with hood and a stainless steel refrigerator. Central air provides year round comfort. The primary bedroom offers a spacious retreat with a large closet and a private full bathroom that includes a linen closet. Three additional bedrooms are generously sized and provide excellent storage making this home ideal for flexible living needs. Outside you will enjoy the convenience of a private driveway and an additional storage shed. Residents of the Carriage Way Community have access to a clubhouse and an inground pool adding comfort and convenience to everyday living. Homes like this do not come around often. Schedule your tour today and secure this beautiful move in ready home before it is gone. AI Staging Disclosure Some photos may include virtual staging or enhancements created through artificial intelligence to help illustrate the homes potential. Actual features may vary.

ⓘ 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: $19,230
• − Mortgage interest: −$4,980
• − Property taxes: −$1,334
• − Insurance: −$444
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,586
• Taxable income: $6,810
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $6,185/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

Good 80/100 Cosmetic rehab

This brand new 4-bedroom home in the Carriage Way Community is in excellent condition with minimal updates needed to maximize its value for both resale and rental.

Value-add opportunities

• Both Painting the interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve both resale and rental value.
• Both Adding smart home features — Modern technology can increase both resale and rental appeal.
• Both Upgrading the kitchen appliances — Modern appliances can enhance both resale and rental value.
• Both Landscaping the exterior — A well-maintained exterior can significantly boost both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal. ↑
• Both Upgrading the kitchen appliances — Modern appliances can enhance both resale and rental value. ↑
• Both Landscaping the exterior — A well-maintained exterior can significantly boost both resale and rental 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: 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 — New Haven

• Score: 57/100
• State rank: #650
• US rank: #22110

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,065
• 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 $88,900 Zillow