37831 N Millstone Pond Blvd · New Baltimore, MI 48048

$65,000

3 bd · 2.0 ba · 2,050 sqft · SingleFamily · 127 Days on market

Built 2001 Fair condition 3,485 sqft lot $32/sqft · 80% below area ↓ 32% since listing

---

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 +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Were so glad to have you join our peaceful Millstone Pond Community. This impressive 2002 manufactured house offers a delightful mix of comfort and practicality with its 2,040 square feet of living space. Featuring three generously sized bedrooms, walk in closets & two full bathrooms, two ceiling fans, this home caters to both lively family gatherings and quiet personal moments. Step through the doors and be greeted by not one, but two inviting living areas. Whether you're in the mood for a cozy movie night or entertaining friends, these spaces are designed for any occasion. The living room, equipped with a charming woodburning fireplace, providing a cozy retreat on those chilly evenings. The heart of the home, the kitchen, is perfectly laid out for making any meal with ample storage, all without missing any of the action in the adjacent dining room. Retreat to the primary bedroom, a true sanctuary, complete with an ensuite featuring double sinks, a soaking tub, and a stand-up shower for that spa-like relaxation at home. Each of the additional bedrooms is crafted for comfort, all bedrooms with walkin closets ensuring everyone has a personal haven. Wrapped in the tranquility of the Millstone Pond Community and within a very short distance of the respected Anchor Bay School District, this home is not just a place to live but a place to thrive. Dive into your new life here, where each day is a blend of peace and adventure. Equipt with washer, dryer fridge/freezer & dishwasher, Lot rent is $764 per month and the community offers an inground community pool, playground, basketball courts, fitness center, and a gorgeous clubhouse. THERE ARE NO PROPERTY TAXES. Pets are allowed, with an additional $10 fee per pet per month, school Tax $3, trash fee $17 & water based on usage. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans accepted.

Key facts

• Stand-up shower
• Soaking tub
• Two living areas

Tags

• TWO LIVING AREAS
• WOODBURNING FIREPLACE
• AMPLE STORAGE
• ENSUITE WITH DOUBLE SINKS
• SOAKING TUB
• STAND-UP SHOWER

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$328,518) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 2.6% in New Baltimore — 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 85/100 on livability (#30 in MI, #597 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, amenities F.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.58% ✓
• Cap rate: 22.41%
• Cash-on-cash: 57.58%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (median comp): $328,518
• List price: $65,000
• Delta: -80.21%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37476 Millstone Trl	0.24mi	3/2.0	1,820 (-11%)	11mo	$75,000	$41	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: 56.1%
• Equity multiple: 3.48×
• Total profit: $45,111
• Equity at exit: $9,692

10-year hold

• IRR: 61.1%
• Equity multiple: 7.10×
• Total profit: $111,002
• Equity at exit: $5,620

Cash invested: $18,200 (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 48048

• Active inventory: 103
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $873

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $918	-5% $896	+0% $873	+5% $851	+10% $828
Rent	-10% $741	-5% $807	+0% $873	+5% $939	+10% $1,006
Rate	-1.0pp $906	-0.5pp $890	base $873	+0.5pp $856	+1.0pp $839

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37781 Sandstone Trl New Haven, MI	3.0	2.0	1624	$1,674	$1.03	0d	1	0.11mi

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 127 DOM
2. 2026-06-18
   days on market $65,000 Active 124 DOM
3. 2026-06-17
   days on market $65,000 Active 123 DOM
4. 2026-06-16
   days on market $65,000 Active 122 DOM
5. 2026-06-15
   days on market $65,000 Active 121 DOM
6. 2026-06-13
   days on market $65,000 Active 119 DOM
7. 2026-06-09
   days on market $65,000 Active 115 DOM
8. 2026-06-08
   days on market $65,000 Active 114 DOM
9. 2026-06-07
   days on market $65,000 Active 113 DOM
10. 2026-06-04
    days on market $65,000 Active 110 DOM
11. 2026-06-03
    days on market $65,000 Active 109 DOM
12. 2026-06-02
    days on market $65,000 Active 108 DOM
13. 2026-06-01
    days on market $65,000 Active 107 DOM
14. 2026-05-31
    days on market $65,000 Active 106 DOM
15. 2026-03-05
    price $65,000 1935-char remark

    Show marketing remark (1935 chars)

    Welcome home! Were so glad to have you join our peaceful Millstone Pond Community. This impressive 2002 manufactured house offers a delightful mix of comfort and practicality with its 2,040 square feet of living space. Featuring three generously sized bedrooms, walk in closets & two full bathrooms, two ceiling fans, this home caters to both lively family gatherings and quiet personal moments. Step through the doors and be greeted by not one, but two inviting living areas. Whether you're in the mood for a cozy movie night or entertaining friends, these spaces are designed for any occasion. The living room, equipped with a charming woodburning fireplace, providing a cozy retreat on those chilly evenings. The heart of the home, the kitchen, is perfectly laid out for making any meal with ample storage, all without missing any of the action in the adjacent dining room. Retreat to the primary bedroom, a true sanctuary, complete with an ensuite featuring double sinks, a soaking tub, and a stand-up shower for that spa-like relaxation at home. Each of the additional bedrooms is crafted for comfort, all bedrooms with walkin closets ensuring everyone has a personal haven. Wrapped in the tranquility of the Millstone Pond Community and within a very short distance of the respected Anchor Bay School District, this home is not just a place to live but a place to thrive. Dive into your new life here, where each day is a blend of peace and adventure. Equipt with washer, dryer fridge/freezer & dishwasher, Lot rent is $764 per month and the community offers an inground community pool, playground, basketball courts, fitness center, and a gorgeous clubhouse. THERE ARE NO PROPERTY TAXES. Pets are allowed, with an additional $10 fee per pet per month, school Tax $3, trash fee $17 & water based on usage. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans accepted.

16. 2026-02-14
    listed $95,880 Active 1935-char remark

    Show marketing remark (1935 chars)

    Welcome home! Were so glad to have you join our peaceful Millstone Pond Community. This impressive 2002 manufactured house offers a delightful mix of comfort and practicality with its 2,040 square feet of living space. Featuring three generously sized bedrooms, walk in closets & two full bathrooms, two ceiling fans, this home caters to both lively family gatherings and quiet personal moments. Step through the doors and be greeted by not one, but two inviting living areas. Whether you're in the mood for a cozy movie night or entertaining friends, these spaces are designed for any occasion. The living room, equipped with a charming woodburning fireplace, providing a cozy retreat on those chilly evenings. The heart of the home, the kitchen, is perfectly laid out for making any meal with ample storage, all without missing any of the action in the adjacent dining room. Retreat to the primary bedroom, a true sanctuary, complete with an ensuite featuring double sinks, a soaking tub, and a stand-up shower for that spa-like relaxation at home. Each of the additional bedrooms is crafted for comfort, all bedrooms with walkin closets ensuring everyone has a personal haven. Wrapped in the tranquility of the Millstone Pond Community and within a very short distance of the respected Anchor Bay School District, this home is not just a place to live but a place to thrive. Dive into your new life here, where each day is a blend of peace and adventure. Equipt with washer, dryer fridge/freezer & dishwasher, Lot rent is $764 per month and the community offers an inground community pool, playground, basketball courts, fitness center, and a gorgeous clubhouse. THERE ARE NO PROPERTY TAXES. Pets are allowed, with an additional $10 fee per pet per month, school Tax $3, trash fee $17 & water based on usage. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans accepted.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,088
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$1,891
• Taxable income: $10,042
• Est. tax owed @ 24.0%: −$2,410
• After-tax cash flow: $8,069/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal. Painting, updating cabinets, and replacing dated fixtures would significantly enhance its value for both resale and rental.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Bathtub and shower — Visible wear and dated design
• Moderate Exterior siding — Some discoloration and wear
• Moderate Carpeted flooring — Worn and dated appearance
• Moderate Paint — Faded in some areas
• Moderate Windows — May need replacement
• Minor HVAC system — No visible issues, but may need maintenance

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets would enhance both resale and rental value.
• Both Replacing dated bathtub and shower — Modernizing the bathroom would appeal to buyers and renters.
• Both Upgrading HVAC system — A new HVAC system would improve comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping and curb appeal improvements — Aesthetic improvements would enhance curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathtub and shower · Visible wear and dated design	Moderate	$3,000–15,000
Exterior siding · Some discoloration and wear	Moderate	$3,000–15,000
Carpeted flooring · Worn and dated appearance	Moderate	$3,000–15,000
Paint · Faded in some areas	Moderate	$3,000–15,000
Windows · May need replacement	Moderate	$3,000–15,000
HVAC system · No visible issues, but may need maintenance	Minor	$500–3,000
Total estimated repair cost · 7 items		$18,500–93,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets would enhance both resale and rental value. ↑
• Both Replacing dated bathtub and shower — Modernizing the bathroom would appeal to buyers and renters. ↑
• Both Upgrading HVAC system — A new HVAC system would improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements would enhance curb appeal and attract more potential buyers and 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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — New Baltimore

• Score: 85/100
• State rank: #30
• US rank: #597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,065

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Italian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -147.74%
• Current HPI: 242.3675
• 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

-32.2% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $65,000 ForSaleByOwner.com
• 2026-02-14 Listed $95,880 ForSaleByOwner.com