29310 Jamestown Dr Dr · New Haven, MI 48051

$40,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 152 Days on market

Built 2023 Good condition $27/sqft · 87% below area $795/mo HOA · 48% of rent ↓ 27% 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
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2023 manufactured home provides a comfortable and practical living space with 3 bedrooms and 2 full bathrooms. It's move-in ready, with a clean and well-maintained interior. The open floor plan offers ample living space, with plenty of room for both relaxation and entertaining. The kitchen is equipped with all the essential appliances and features generous storage, making it easy to keep everything organized and within reach. The home is situated in a community that offers several amenities included with the lot rent, such as a swimming pool, a clubhouse, and organized activities for residents. Additionally, the lot rent covers essential services like snow removal and trash pickup, adding convenience to your daily routine. It's a straightforward and comfortable home, ready for you to make it your own.

Key facts

• Open floor plan
• Clubhouse
• Generous storage

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• ESSENTIAL APPLIANCES
• GENEROUS STORAGE
• SWIMMING POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.2% 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: 140 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $277 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 $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 4.17% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.29%
• DSCR: 2.17
• GRM: 2.0

CMA / ARV

• ARV (median comp): $315,267
• List price: $40,000
• Delta: -87.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29636 Cambridge Ct	0.40mi	3/2.0	1,500 (0%)	6mo	$44,900	$30	77
52193 Harrisburg Ln	0.10mi	3/1.5	1,563 (+4%)	24mo	$62,000	$40	67
52529 Pineview Cir	0.48mi	3/2.0	1,456 (-3%)	9mo	$163,000	$112	65
52522 Potamac Ct	0.41mi	3/2.0	1,680 (+12%)	7mo	$50,000	$30	55

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: 20.9%
• Equity multiple: 1.86×
• Total profit: $9,662
• Equity at exit: $5,964

10-year hold

• IRR: 29.6%
• Equity multiple: 3.73×
• Total profit: $30,628
• Equity at exit: $3,458

Cash invested: $11,200 (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 48051

• Home prices YoY: -31.8%
• Active inventory: 140
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$795
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $245

Break-even live

Break-even rent $1,356

Max offer price $40,000

Occupancy floor 80%

Sensitivity live

Price	-10% $273	-5% $259	+0% $245	+5% $232	+10% $218
Rent	-10% $114	-5% $180	+0% $245	+5% $311	+10% $377
Rate	-1.0pp $266	-0.5pp $256	base $245	+0.5pp $235	+1.0pp $225

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	44d	1	0.11mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	2d	1	0.28mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.29mi
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	44d	1	0.35mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.36mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.38mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.38mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	5d	1	0.38mi
29890 Donna Ln New Baltimore, MI	2.0	1.5	1120	$1,500	$1.34	2d	1	0.39mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	2d	1	0.39mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.39mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	2d	1	0.42mi
28346 Adler Park Dr S #246 Chesterfield, MI	2.0	2.0	1332	$1,750	$1.31	44d	1	0.45mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	2d	1	0.46mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	2d	1	0.46mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	2d	1	0.49mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	2d	1	0.51mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1427	$1,850	$1.30	5d	1	0.52mi
28218 S Pointe Ln New Baltimore, MI	2.0	2.0	1425	$2,100	$1.47	24d	1	0.52mi
51602 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,775	$1.14	17d	1	0.54mi
51596 Stern Ln New Baltimore, MI	2.0	2.0	1550	$1,790	$1.15	18d	1	0.56mi
51590 Stern Ln New Baltimore, MI	2.0	2.0	1562	$1,535	$0.98	3d	1	0.56mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	24d	1	0.69mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	44d	1	0.70mi
50450 Bay Run N #50 Chesterfield, MI	2.0	1.5	1200	$1,500	$1.25	18d	1	0.71mi
50031 S Benny Ct New Baltimore, MI	2.0	1.0	1056	$1,450	$1.37	44d	1	1.01mi

HOA detail

• Monthly dues: $795 · $9,540/yr
• Likely covers: trashsnow removalpool

Listing history 30 events

1. 2026-06-15
   days on market $40,000 Active 152 DOM
2. 2026-06-13
   days on market $40,000 Active 150 DOM
3. 2026-06-13
   days on market $40,000 Active 149 DOM
4. 2026-06-09
   days on market $40,000 Active 146 DOM
5. 2026-06-08
   days on market $40,000 Active 145 DOM
6. 2026-06-07
   days on market $40,000 Active 144 DOM
7. 2026-06-04
   days on market $40,000 Active 141 DOM
8. 2026-06-03
   days on market $40,000 Active 140 DOM
9. 2026-06-02
   days on market $40,000 Active 139 DOM
10. 2026-06-01
    days on market $40,000 Active 138 DOM
11. 2026-05-31
    days on market $40,000 Active 137 DOM
12. 2026-04-28
    price $40,000 817-char remark

    Show marketing remark (817 chars)

    This 2023 manufactured home provides a comfortable and practical living space with 3 bedrooms and 2 full bathrooms. It's move-in ready, with a clean and well-maintained interior. The open floor plan offers ample living space, with plenty of room for both relaxation and entertaining. The kitchen is equipped with all the essential appliances and features generous storage, making it easy to keep everything organized and within reach. The home is situated in a community that offers several amenities included with the lot rent, such as a swimming pool, a clubhouse, and organized activities for residents. Additionally, the lot rent covers essential services like snow removal and trash pickup, adding convenience to your daily routine. It's a straightforward and comfortable home, ready for you to make it your own.

13. 2026-04-27
    price $40,000 823-char remark

    Show marketing remark (823 chars)

    This 2023 manufactured home provides a comfortable and practical living space with 3 bedrooms and 2 full bathrooms. It’s move-in ready, with a clean and well-maintained interior. The open floor plan offers ample living space, with plenty of room for both relaxation and entertaining. The kitchen is equipped with all the essential appliances and features generous storage, making it easy to keep everything organized and within reach. The home is situated in a community that offers several amenities included with the lot rent, such as a swimming pool, a clubhouse, and organized activities for residents. Additionally, the lot rent covers essential services like snow removal and trash pickup, adding convenience to your daily routine. It's a straightforward and comfortable home, ready for you to make it your own.

14. 2026-01-14
    listed $45,000 Active 817-char remark

    Show marketing remark (823 chars)

    This 2023 manufactured home provides a comfortable and practical living space with 3 bedrooms and 2 full bathrooms. It’s move-in ready, with a clean and well-maintained interior. The open floor plan offers ample living space, with plenty of room for both relaxation and entertaining. The kitchen is equipped with all the essential appliances and features generous storage, making it easy to keep everything organized and within reach. The home is situated in a community that offers several amenities included with the lot rent, such as a swimming pool, a clubhouse, and organized activities for residents. Additionally, the lot rent covers essential services like snow removal and trash pickup, adding convenience to your daily routine. It's a straightforward and comfortable home, ready for you to make it your own.

15. 2026-01-14
    listed $45,000 Active 823-char remark

    Show marketing remark (823 chars)

    This 2023 manufactured home provides a comfortable and practical living space with 3 bedrooms and 2 full bathrooms. It’s move-in ready, with a clean and well-maintained interior. The open floor plan offers ample living space, with plenty of room for both relaxation and entertaining. The kitchen is equipped with all the essential appliances and features generous storage, making it easy to keep everything organized and within reach. The home is situated in a community that offers several amenities included with the lot rent, such as a swimming pool, a clubhouse, and organized activities for residents. Additionally, the lot rent covers essential services like snow removal and trash pickup, adding convenience to your daily routine. It's a straightforward and comfortable home, ready for you to make it your own.

16. 2025-12-07
    historical
17. 2025-12-07
    historical
18. 2025-09-25
    price $48,000
19. 2025-09-24
    price $48,000
20. 2025-08-12
    price $50,000
21. 2025-08-11
    price $50,000
22. 2025-05-07
    listed $54,000 Active
23. 2025-05-07
    listed $54,000 Active
24. 2025-05-07
    historical
25. 2025-05-06
    historical
26. 2025-05-06
    historical
27. 2024-12-06
    price $54,000
28. 2024-12-05
    price $54,000
29. 2024-08-21
    listed $55,000 Active
30. 2024-08-21
    listed $54,000 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: $20,003
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$9,540
• − Depreciation: −$1,164
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $2,211/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 move-in ready manufactured home offers a comfortable and practical living space with good condition and minimal maintenance needs.

Value-add opportunities

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping enhancement — Improved landscaping can attract more potential buyers/tenants.
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and reduces energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping enhancement — Improved landscaping can attract more potential buyers/tenants. ↑
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and reduces energy costs. ↑

ⓘ 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

-27.3% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $40,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $40,000 REALCOMP
• 2026-01-14 Listed $45,000 REALCOMP
• 2026-01-14 Listed $45,000 MiRealSource-MiMLS
• 2025-12-07 Listing Removed — MiRealSource-MiMLS
• 2025-12-07 Listing Removed — REALCOMP
• 2025-09-25 Price Changed $48,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $48,000 REALCOMP
• 2025-08-12 Price Changed $50,000 MiRealSource-MiMLS
• 2025-08-11 Price Changed $50,000 REALCOMP
• 2025-05-07 Listed $54,000 MiRealSource-MiMLS
• 2025-05-07 Listed $54,000 REALCOMP
• 2025-05-07 Coming Soon — MiRealSource-MiMLS
• 2025-05-06 Listing Removed — MiRealSource-MiMLS
• 2025-05-06 Listing Removed — REALCOMP
• 2024-12-06 Price Changed $54,000 MiRealSource-MiMLS
• 2024-12-05 Price Changed $54,000 REALCOMP
• 2024-08-21 Listed $54,000 MiRealSource-MiMLS
• 2024-08-21 Listed $55,000 REALCOMP