37886 Wolcott Ln · New Baltimore, MI 48048

$115,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 4 Days on market

Built 2019 Good condition 436 sqft lot Est $111k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +6.0/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS Entry Only Contact Cruz Sanchez @ 248-894-4536 for information and showings. Welcome to this meticulously maintained 1568 sq ft home located in the highly desirable Millstone Pond manufactured home community. Offering a perfect blend of comfort and functionality, this home features 3 spacious bedrooms and 2 full bathrooms along with a living room, dining area, and a fully equipped kitchen. This home provides plenty of space for everyday living and entertaining. Step inside to an open-concept floor plan, with vinyl flooring throughout the main living areas and cozy carpeting in the bedrooms. The layout provides great flow between the living room, kitchen, and dining space-great for hosting family and friends. Outside, you'll find a long driveway that can park multiple vehicles, as well as a 10x10 storage shed for added convenience and extra space. In addition to the well maintained community, you'll also find amenities including: * Community pool * Scenic pond with walking path * Two playground swing sets * Basketball court * 24/7 Fitness Center Important Details: * Buyer must be background checked by the community * Do not contact the community sales office regarding this listing. This is a fantastic opportunity to own a move-in-ready home in a great location with excellent amenities

Key facts

• 10x10 storage shed
• Scenic pond
• Vinyl flooring

Tags

• OPEN-CONCEPT FLOOR PLAN
• VINYL FLOORING
• LONG DRIVEWAY
• 10X10 STORAGE SHED
• COMMUNITY POOL
• SCENIC POND

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Community amenities: pool and clubhouse (likely HOA-maintained)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Entry located at lower level with steps; Aluminum siding
• Construction: Aluminum siding construction; Pillar/post/pier foundation
• Exterior features: In-ground outdoor community pool; Clubhouse; Sidewalks; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: Total of 5 rooms (bedroom breakdown not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Disposal; Microwave; Community amenities include pool, clubhouse, and sidewalks
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.7% 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; 2 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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $115,000

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. 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?
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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $111,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37421 Grindstone Trl	0.26mi	3/2.0	1,568 (0%)	9mo	$93,900	$60	81
57085 Windmill Ln	0.33mi	3/2.0	1,680 (+7%)	19mo	$120,000	$71	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: 11.4%
• Equity multiple: 1.45×
• Total profit: $14,571
• Equity at exit: $17,147

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $55,517
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $521

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 64%

Sensitivity live

Price	-10% $600	-5% $561	+0% $521	+5% $481	+10% $442
Rent	-10% $389	-5% $455	+0% $521	+5% $587	+10% $653
Rate	-1.0pp $579	-0.5pp $550	base $521	+0.5pp $491	+1.0pp $461

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.15mi
5407 Aloha Ln Casco, MI	2.0–3.0	2.0–3.0	1152	$1,599	$1.39	0d	1	0.92mi

Listing history 3 events

1. 2026-06-21
   days on market $115,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $115,000 Active 1 DOM

ⓘ 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: $19,986
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$3,345
• Taxable income: $4,701
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $5,124/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

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior and updating the light fixtures to enhance curb appeal and modernize the home.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace light fixtures — modernizes the home
• Both update flooring — improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace light fixtures — modernizes the home ↑
• Both update flooring — improves 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $115,000 MiRealSource-MiMLS
• 2026-06-17 Listed $115,000 REALCOMP