29767 Jamestown Dr · New Haven, MI 48051

$18,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 15 Days on market

Built 1999

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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 +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the vibrant Carriage Way community! This charming three-bedroom, two-bathroom residence boasts an inviting open layout, perfect for modern living. As you enter, you'll appreciate the generous counter space and cabinetry in the kitchen. The dedicated laundry area comes equipped with a washer and dryer for your convenience. The primary bedroom features a spacious en-suite bathroom, complete with a nook for the toilet and shower, plus additional space that can accommodate a bathtub or extra cabinetry. On the opposite side of the home, you’ll find two additional bedrooms and another well-appointed bathroom. Outside, enjoy the large side lot and the convenience of three parking spots in front of the home. Embrace the lifestyle offered by the Carriage Way community, which features banquet facilities, an inviting clubhouse, pet-friendly environments, and a playground for endless enjoyment. With open green spaces and a shimmering swimming pool, this community is designed to enhance your living experience. Come see for yourself what makes this home and community truly special!

Key facts

• Large side lot
• Open layout
• En-suite bathroom

Tags

• OPEN LAYOUT
• GENEROUS COUNTER SPACE
• DEDICATED LAUNDRY AREA
• EN-SUITE BATHROOM
• LARGE SIDE LOT
• THREE PARKING SPOTS

Property features AI

Finance

• HOA & community: Homeowners association present with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level; Located in the Carriage Way subdivision
• Construction: Pillar/post/pier foundation; Approximately 1,200 square feet above-grade finished area
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fan(s); Wall/window unit(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 80.6% vs local median 4.0% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $17,730 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 8.71% ✓
• Cap rate: 80.61%
• Cash-on-cash: 265.42%
• DSCR: 12.81
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.51×
• Total profit: $68,106
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 30.93×
• Total profit: $150,825
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $1,115

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,127	-5% $1,121	+0% $1,115	+5% $1,109	+10% $1,102
Rent	-10% $991	-5% $1,053	+0% $1,115	+5% $1,177	+10% $1,239
Rate	-1.0pp $1,124	-0.5pp $1,119	base $1,115	+0.5pp $1,110	+1.0pp $1,105

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0d	1	0.02mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	18d	1	0.17mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	45d	1	0.21mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	45d	1	0.24mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	45d	1	0.26mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	6d	1	0.26mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.33mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.34mi
52758 S Yorktown Ct Unit 176 New Baltimore, MI	2.0	2.0	960	$1,449	$1.51	0d	1	0.34mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.35mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.35mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.38mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	0d	1	0.40mi
29710 Amy Ln #5 Chesterfield, MI	2.0	1.5	1120	$1,235	$1.10	0d	1	0.41mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.41mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	45d	1	0.70mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	25d	1	0.77mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	6d	1	0.77mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	18d	1	0.85mi
28123 23 Mile Rd New Baltimore, MI	1.0–2.0	1.0	800	$1,059	$1.32	0d	5	1.02mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	45d	1	1.13mi

Listing history 12 events

1. 2026-06-17
   status $18,000 Pending 15 DOM
2. 2026-06-17
   days on market $18,000 Active 15 DOM
3. 2026-06-16
   days on market $18,000 Active 14 DOM
4. 2026-06-15
   days on market $18,000 Active 13 DOM
5. 2026-06-13
   days on market $18,000 Active 11 DOM
6. 2026-06-13
   days on market $18,000 Active 10 DOM
7. 2026-06-09
   days on market $18,000 Active 7 DOM
8. 2026-06-08
   days on market $18,000 Active 6 DOM
9. 2026-06-07
   days on market $18,000 Active 5 DOM
10. 2026-06-04
    days on market $18,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark

    Show marketing remark (1118 chars)

    Welcome to your new home in the vibrant Carriage Way community! This charming three-bedroom, two-bathroom residence boasts an inviting open layout, perfect for modern living. As you enter, you'll appreciate the generous counter space and cabinetry in the kitchen. The dedicated laundry area comes equipped with a washer and dryer for your convenience. The primary bedroom features a spacious en-suite bathroom, complete with a nook for the toilet and shower, plus additional space that can accommodate a bathtub or extra cabinetry. On the opposite side of the home, you’ll find two additional bedrooms and another well-appointed bathroom. Outside, enjoy the large side lot and the convenience of three parking spots in front of the home. Embrace the lifestyle offered by the Carriage Way community, which features banquet facilities, an inviting clubhouse, pet-friendly environments, and a playground for endless enjoyment. With open green spaces and a shimmering swimming pool, this community is designed to enhance your living experience. Come see for yourself what makes this home and community truly special!

12. 2026-06-02
    listed $18,000 Active 1 DOM

    Show marketing remark (1118 chars)

    Welcome to your new home in the vibrant Carriage Way community! This charming three-bedroom, two-bathroom residence boasts an inviting open layout, perfect for modern living. As you enter, you'll appreciate the generous counter space and cabinetry in the kitchen. The dedicated laundry area comes equipped with a washer and dryer for your convenience. The primary bedroom features a spacious en-suite bathroom, complete with a nook for the toilet and shower, plus additional space that can accommodate a bathtub or extra cabinetry. On the opposite side of the home, you’ll find two additional bedrooms and another well-appointed bathroom. Outside, enjoy the large side lot and the convenience of three parking spots in front of the home. Embrace the lifestyle offered by the Carriage Way community, which features banquet facilities, an inviting clubhouse, pet-friendly environments, and a playground for endless enjoyment. With open green spaces and a shimmering swimming pool, this community is designed to enhance your living experience. Come see for yourself what makes this home and community truly special!

ⓘ 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: $18,822
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$524
• Taxable income: $13,919
• Est. tax owed @ 24.0%: −$3,341
• After-tax cash flow: $10,036/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: 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

+51.3% since first listed

11 events — show timeline

• 2026-06-02 Listed $18,000 MiRealSource-MiMLS
• 2026-06-02 Listed $18,000 REALCOMP
• 2016-01-21 Listing Removed — REALCOMP
• 2016-01-21 Listing Removed — MiRealSource-MiMLS
• 2016-01-02 Listed $11,900 MiRealSource-MiMLS
• 2016-01-02 Listed $11,900 REALCOMP
• 2015-11-18 Listing Removed — REALCOMP
• 2015-11-18 Listing Removed — MiRealSource-MiMLS
• 2015-11-09 Price Changed $11,900 MiRealSource-MiMLS
• 2015-09-17 Listed $13,900 MiRealSource-MiMLS
• 2015-09-17 Listed $11,900 REALCOMP