80 Pool Dr · Metamora, MI 48455

$28,250

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 29 Days on market

Built 1995 Good condition 4,356 sqft lot $530/mo HOA · 44% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully remodeled 1995 Redman manufactured home featuring 3 spacious bedrooms and 2 full bathrooms. Thoughtfully updated throughout, this move-in-ready home offers numerous upgrades completed within the last two years, including a newer roof, new flooring, new furnace, and new water heater for added peace of mind. Enjoy outdoor living on the large deck, perfect for entertaining, relaxing, or accommodating all your patio furniture and grill. The property also includes a 12x12 shed with electricity already connected, providing excellent storage or workshop space. The kitchen comes fully equipped with all appliances, including the refrigerator, stove, dishwasher, washer, and dryer - making your move even easier. Located in the quiet and desirable Ideal Villa community off M-24, just a few miles south of Lapeer, this home offers convenient access to shopping, restaurants, stores, and expressways while still providing a peaceful neighborhood setting. Pet lovers will appreciate that the community allows up to 3 pets with no weight limit. Lot rent is one of the lowest in the Metro Detroit Area at only $532 per month, with water, sewer, and trash services totaling just an additional $63 per month. Don't miss your opportunity to own this beautifully maintained and updated home in a fantastic location!

Key facts

• Large deck
• New furnace
• Newer roof

Tags

• NEWER ROOF
• NEW FLOORING
• NEW FURNACE
• NEW WATER HEATER
• LARGE DECK
• 12X12 SHED

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)
• HOA & community: Homeowners association with monthly fee of $530; HOA covers grounds maintenance, snow removal, and trash

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Pillar/post/pier foundation
• Exterior features: Deck; Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Disposal; Dryer; Free-standing electric oven; Free-standing refrigerator; Washer; Six total rooms
• Laundry & utility: Laundry room; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $28,250 price doesn't fit this home's estimated sale value (~$252,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $28k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.4% in Metamora — 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 65/100 on livability (#447 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lapeer Community Schools (town): math 31% / reading 49% proficiency, ranked #202 of 540 in MI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 152 units permitted in Lapeer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $196 of loan paydown is wiped out by about $848 of value loss. Plan a longer hold.
• Lapeer County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($28k) 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: flood insurance adds $66/mo; HOA is 44% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,826 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.24% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.68%
• DSCR: 2.50
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Circle Dr	0.48mi	2/2.0 (-1)	1,100 (+9%)	19mo	$275,000	$250	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $5,712
• Equity at exit: $4,212

10-year hold

• IRR: 26.7%
• Equity multiple: 3.44×
• Total profit: $19,291
• Equity at exit: $2,443

Cash invested: $7,910 (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 48455

• Active inventory: 75
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$148
• Tax est. 1.5%: −$35 /mo · $424/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$530
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $156

Break-even live

Break-even rent $1,002

Max offer price $28,250

Occupancy floor 82%

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: $7,062
• Closing costs: $848
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3660 S Lapeer Rd Metamora, MI	3.0	2.0	924	$1,199	$1.30	2d	1	0.08mi

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: watersewertrashelectric

Listing history 15 events

1. 2026-06-18
   days on market $28,250 Active 29 DOM
2. 2026-06-17
   days on market $28,250 Active 28 DOM
3. 2026-06-16
   days on market $28,250 Active 27 DOM
4. 2026-06-15
   days on market $28,250 Active 26 DOM
5. 2026-06-13
   days on market $28,250 Active 24 DOM
6. 2026-06-09
   days on market $28,250 Active 20 DOM
7. 2026-06-08
   days on market $28,250 Active 19 DOM
8. 2026-06-07
   pricedays on market $28,250 Active 18 DOM
9. 2026-06-04
   pricedays on market $28,500 Active 15 DOM
10. 2026-06-03
    days on market $28,900 Active 14 DOM
11. 2026-06-02
    days on market $28,900 Active 13 DOM
12. 2026-06-01
    days on market $28,900 Active 12 DOM
13. 2026-05-31
    days on market $28,900 Active 11 DOM
14. 2026-05-20
    listed $28,900 Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome home to this beautifully remodeled 1995 Redman manufactured home featuring 3 spacious bedrooms and 2 full bathrooms. Thoughtfully updated throughout, this move-in-ready home offers numerous upgrades completed within the last two years, including a newer roof, new flooring, new furnace, and new water heater for added peace of mind. Enjoy outdoor living on the large deck, perfect for entertaining, relaxing, or accommodating all your patio furniture and grill. The property also includes a 12x12 shed with electricity already connected, providing excellent storage or workshop space. The kitchen comes fully equipped with all appliances, including the refrigerator, stove, dishwasher, washer, and dryer - making your move even easier. Located in the quiet and desirable Ideal Villa community off M-24, just a few miles south of Lapeer, this home offers convenient access to shopping, restaurants, stores, and expressways while still providing a peaceful neighborhood setting. Pet lovers will appreciate that the community allows up to 3 pets with no weight limit. Lot rent is one of the lowest in the Metro Detroit Area at only $532 per month, with water, sewer, and trash services totaling just an additional $63 per month. Don't miss your opportunity to own this beautifully maintained and updated home in a fantastic location!

15. 2026-05-20
    listed $28,900 Active

    Show marketing remark (1340 chars)

    Welcome home to this beautifully remodeled 1995 Redman manufactured home featuring 3 spacious bedrooms and 2 full bathrooms. Thoughtfully updated throughout, this move-in-ready home offers numerous upgrades completed within the last two years, including a newer roof, new flooring, new furnace, and new water heater for added peace of mind. Enjoy outdoor living on the large deck, perfect for entertaining, relaxing, or accommodating all your patio furniture and grill. The property also includes a 12x12 shed with electricity already connected, providing excellent storage or workshop space. The kitchen comes fully equipped with all appliances, including the refrigerator, stove, dishwasher, washer, and dryer - making your move even easier. Located in the quiet and desirable Ideal Villa community off M-24, just a few miles south of Lapeer, this home offers convenient access to shopping, restaurants, stores, and expressways while still providing a peaceful neighborhood setting. Pet lovers will appreciate that the community allows up to 3 pets with no weight limit. Lot rent is one of the lowest in the Metro Detroit Area at only $532 per month, with water, sewer, and trash services totaling just an additional $63 per month. Don't miss your opportunity to own this beautifully maintained and updated home in a fantastic location!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,388
• − Mortgage interest: −$1,582
• − Property taxes: −$424
• − Insurance: −$939
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − HOA: −$6,360
• − Depreciation: −$822
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $1,396/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 · 22 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home offers updated interiors and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Paint deck railings — Improves safety and adds visual appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Paint deck railings — Improves safety and adds visual appeal ↑

ⓘ 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: Lapeer Community Schools
• NCES district ID: 2621180
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $53,749
• Composite: 34.79/100
• National rank: #5113
• State rank: #202 of 540 in MI

Livability — Metamora

• Score: 65/100
• State rank: #447
• US rank: #12557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,849
• Population (ZIP): 7,849

Population outlook (Lapeer County) Hauer SSP2

• Today (2025): 89,826 people
• By 2030: 89,535 · -0.3%
• By 2040: 86,695 · -3.5%
• By 2050: 80,566 · -10.3%
• By 2075: 65,783 · -26.8%
• By 2100: 46,584 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2%

Political lean MEDSL · Lapeer

• 2024 margin: Solid R (+39.8) · D 29.5% · R 69.3% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -3.0pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+36.3 2016: R+38.3 2012: R+11.5 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.50%
• Current HPI: 191.9058
• 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

• 2026-05-20 Listed $28,900 REALCOMP
• 2026-05-20 Listed $28,900 MiRealSource-MiMLS