41223 S Woodbury Green Dr · Van Buren, MI 48111

$125,000

2 bd · 1.5 ba · 876 sqft · Condo public records · 10 Days on market

Built 1972 $210/mo HOA · 16% of rent

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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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 2 bedroom, 1.5 bath 876 Sq Ft Condo in Woodbury Green complex. Updated Kitchen, Large living room, Primary bedroom has 2 closets. Newer furnace, AC and vinyl windows. Appliances stay. Located near Belleville Lake, I-94 and 275. Enjoy the pool and clubhouse. Immediate occupancy.

Key facts

• 2 closets
• Vinyl windows
• Ac

Tags

• UPDATED KITCHEN
• LARGE LIVING ROOM
• 2 CLOSETS
• NEWER FURNACE
• AC
• VINYL WINDOWS

Property features AI

Finance

• Other: Pets allowed; contact for details; Located in a subdivision with directions: west on Woodbury Green from Haggerty
• HOA & community: Homeowners association with monthly fee of $210; HOA covers gas, water, sewer, trash, snow removal and grounds maintenance

Exterior

• Parking: No garage; assigned parking
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Residential condominium; Two levels; Ground-level entry
• Construction: Brick and vinyl siding exterior; Slab foundation; Built with asphalt roofing
• Exterior features: Private entrance; Asphalt roof; Paved road access; Community clubhouse and outdoor in-ground pool

Interior

• Kitchen: Dishwasher; Free-standing gas range; Range hood; Free-standing refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Forced-air heating; Natural gas
• Interior features: Private entrance; Ceiling fans; Electric water heater
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (5.1% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $119k (5.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 216 active listings in the ZIP; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $95k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,631 (5.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-21,515
• Equity at exit: $18,638

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-17,397
• Equity at exit: $10,808

Cash invested: $35,000 (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 48111

• Rents YoY: 3.6%
• Active inventory: 216
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$52
• HOA: −$210
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-36

Break-even live

Break-even rent $1,391

Max offer price $118,631

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 10 DOM
2. 2026-06-17
   days on market $125,000 Active 9 DOM
3. 2026-06-16
   days on market $125,000 Active 8 DOM
4. 2026-06-15
   days on market $125,000 Active 7 DOM
5. 2026-06-13
   days on market $125,000 Active 5 DOM
6. 2026-06-08
   remarks 287-char remark

   Show marketing remark (287 chars)

   Stunning 2 bedroom, 1.5 bath 876 Sq Ft Condo in Woodbury Green complex. Updated Kitchen, Large living room, Primary bedroom has 2 closets. Newer furnace, AC and vinyl windows. Appliances stay. Located near Belleville Lake, I-94 and 275. Enjoy the pool and clubhouse. Immediate occupancy.

7. 2026-06-08
   listed $125,000 Active 1 DOM

   Show marketing remark (287 chars)

   Stunning 2 bedroom, 1.5 bath 876 Sq Ft Condo in Woodbury Green complex. Updated Kitchen, Large living room, Primary bedroom has 2 closets. Newer furnace, AC and vinyl windows. Appliances stay. Located near Belleville Lake, I-94 and 275. Enjoy the pool and clubhouse. Immediate occupancy.

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,148
• − Mortgage interest: −$7,002
• − Property taxes: −$2,178
• − Insurance: −$625
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − HOA: −$2,520
• − Depreciation: −$3,636
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $143/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Van Buren

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+101.6% since first listed

8 events — show timeline

• 2026-06-08 Listed $125,000 MiRealSource-MiMLS
• 2026-06-08 Listed $125,000 REALCOMP
• 2025-02-12 Listing Removed — REALCOMP
• 2025-02-12 Listing Removed — MiRealSource-MiMLS
• 2025-01-10 Listed $125,000 REALCOMP
• 2025-01-10 Listed $125,000 MiRealSource-MiMLS
• 2022-09-06 Sold (Public Records) $95,000 Public Records
• 2000-12-14 Sold (Public Records) $62,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,178 · +52.1% YoY. Source: county tax records.