25716 Jackson St St · Novi, MI 48375

$64,900

2 bd · 1.5 ba · 1,379 sqft · SingleFamily · 66 Days on market

Built 1984 Good condition 1,307 sqft lot $47/sqft · 81% below area $909/mo HOA · 47% of rent

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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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready manufactured home located in the highly desirable city of Novi! Situated on a premium corner lot, this home offers added privacy and curb appeal. Enjoy comfortable, low-maintenance living in a vibrant community featuring great amenities, including a pool, recreation center, and tennis courts. A fantastic opportunity to own in a well-maintained neighborhood with convenient access to shopping, dining, and major roadways.

Key facts

• Premium corner lot
• Great amenities
• Tennis courts

Tags

• PREMIUM CORNER LOT
• GREAT AMENITIES
• POOL
• RECREATION CENTER
• TENNIS COURTS
• WELL-MAINTAINED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.8% in Novi — 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 86/100 on livability (#20 in MI, #377 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F.
• Novi Community School District (urban): math 73% / reading 72% proficiency, ranked #7 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.7%/yr); 134 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are A-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: 2.96% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 2.8

CMA / ARV

• ARV (median comp): $341,509
• List price: $64,900
• Delta: -81.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25654 Madison St	0.09mi	2/2.0	1,200 (-13%)	10mo	$30,000	$25	63
25712 Seeley Rd	0.17mi	3/1.0 (+1)	1,460 (+6%)	20mo	$270,000	$185	59
24826 Joseph Dr	0.59mi	3/1.0 (+1)	1,408 (+2%)	10mo	$345,000	$245	54
26852 Roric St	0.59mi	3/2.0 (+1)	1,248 (-10%)	10mo	$39,900	$32	41

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 · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-2,166
• Equity at exit: $9,677

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $3,670
• Equity at exit: $5,611

Cash invested: $18,172 (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 48375

• Rents YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$909
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $161

Break-even live

Break-even rent $1,718

Max offer price $64,900

Occupancy floor 87%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24701 Bashian Dr #8 Novi, MI	2.0	2.5	1250	$1,800	$1.44	43d	1	0.69mi
24651 Olde Orchard St Novi, MI	2.0	2.5	1096	$1,795	$1.64	5d	1	0.70mi
25528 Portico Ln Unit 161 Novi, MI	2.0	2.0	1240	$1,800	$1.45	43d	1	0.89mi
25588 Portico Ln Novi, MI	3.0	2.5	1838	$2,700	$1.47	43d	1	0.90mi
41670 Tera Ln Novi, MI	3.0	2.0	1794	$1,700	$0.95	44d	1	0.94mi
37850 Spring Ln Farmington Hills, MI	1.0–2.0	1.0–2.0	927	$1,916	$2.07	1d	12	1.14mi
23737 Stonehenge Blvd Novi, MI	2.0	1.0	936	$1,900	$2.03	17d	1	1.14mi
26375 Halsted Rd Farmington Hills, MI	2.0–3.0	2.5	1565	$2,144	$1.37	1d	4	1.15mi
37863 Wendy Lee St Farmington Hills, MI	3.0	2.0	1235	$2,450	$1.98	24d	1	1.18mi
42101 Fountain Park Dr N Novi, MI	1.0–2.0	1.0–2.0	985	$1,824	$1.85	1d	20	1.18mi
23672 N Rockledge Novi, MI	2.0	1.0	970	$1,695	$1.75	12d	1	1.22mi
25300 Constitution Novi, MI	1.0–4.0	1.0–2.5	1241	$2,473	$1.99	1d	15	1.37mi

HOA detail

• Monthly dues: $909 · $10,908/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $64,900 Active 66 DOM
2. 2026-06-17
   days on market $64,900 Active 65 DOM
3. 2026-06-16
   days on market $64,900 Active 64 DOM
4. 2026-06-15
   days on market $64,900 Active 63 DOM
5. 2026-06-13
   days on market $64,900 Active 61 DOM
6. 2026-06-13
   days on market $64,900 Active 60 DOM
7. 2026-06-09
   days on market $64,900 Active 57 DOM
8. 2026-06-08
   days on market $64,900 Active 56 DOM
9. 2026-06-07
   days on market $64,900 Active 55 DOM
10. 2026-06-04
    days on market $64,900 Active 52 DOM
11. 2026-06-03
    days on market $64,900 Active 51 DOM
12. 2026-06-02
    days on market $64,900 Active 50 DOM
13. 2026-06-01
    days on market $64,900 Active 49 DOM
14. 2026-05-31
    days on market $64,900 Active 48 DOM
15. 2026-04-13
    listed $64,900 Active 436-char remark

    Show marketing remark (436 chars)

    Move-in ready manufactured home located in the highly desirable city of Novi! Situated on a premium corner lot, this home offers added privacy and curb appeal. Enjoy comfortable, low-maintenance living in a vibrant community featuring great amenities, including a pool, recreation center, and tennis courts. A fantastic opportunity to own in a well-maintained neighborhood with convenient access to shopping, dining, and major roadways.

16. 2026-04-13
    listed $64,900 Active 436-char remark

    Show marketing remark (436 chars)

    Move-in ready manufactured home located in the highly desirable city of Novi! Situated on a premium corner lot, this home offers added privacy and curb appeal. Enjoy comfortable, low-maintenance living in a vibrant community featuring great amenities, including a pool, recreation center, and tennis courts. A fantastic opportunity to own in a well-maintained neighborhood with convenient access to shopping, dining, and major roadways.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,073
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$10,908
• − Depreciation: −$1,888
• Taxable income: $1,652
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $1,541/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 in Novi offers a good condition with minimal repairs needed. It's located on a premium corner lot with added privacy and curb appeal, making it an excellent opportunity for investment.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Paint interior walls — Fresh paint can make the interior look more modern and appealing.
• Both Replace countertops — New countertops can improve functionality and aesthetics, benefiting both resale and rental value.
• Both Replace flooring — New flooring can improve functionality and aesthetics, benefiting both resale and rental value.
• Both Replace appliances — Upgraded appliances can improve functionality and aesthetics, benefiting both resale and rental value.
• Resale Landscaping improvements — Enhanced landscaping can improve curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Paint interior walls — Fresh paint can make the interior look more modern and appealing. ↑
• Both Replace countertops — New countertops can improve functionality and aesthetics, benefiting both resale and rental value. ↑
• Both Replace flooring — New flooring can improve functionality and aesthetics, benefiting both resale and rental value. ↑
• Both Replace appliances — Upgraded appliances can improve functionality and aesthetics, benefiting both resale and rental value. ↑
• Resale Landscaping improvements — Enhanced landscaping can improve curb appeal and property 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: Novi Community School District
• NCES district ID: 2626130
• Math proficiency: 73% ▼ -3.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $90,023
• Composite: 65.28/100
• National rank: #489
• State rank: #7 of 540 in MI

Livability — Novi

• Score: 86/100
• State rank: #20
• US rank: #377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Novi, MI
• County: Oakland County · 1,009,092 people
• City population: 43,845
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,029
• Household income: $112,545
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 517.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Asian 27% Two or more races 7% Black 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Asian/Pacific 12% Other Indo-European 8% Spanish 4%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -337.82%
• Current HPI: 166.0153
• Rent YoY: ▲ 1.68%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $64,900 REALCOMP
• 2026-04-13 Listed $64,900 MiRealSource-MiMLS