23467 Manor Road North · Huron, MI 48164

$33,333

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 8 Days on market

Built 2000 Fair condition 4,356 sqft lot $31/sqft · 86% below area $690/mo HOA · 51% of rent ↓ 30% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

Key facts

• Quiet street
• Ensuite
• Accessible ramp

Tags

• ACCESSIBLE RAMP
• PRIVATE PRIMARY BEDROOM
• ENSUITE
• QUIET STREET
• SIMPLE ACCESS TO I-275
• SIMPLE ACCESS TO I-94

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $72 ($867/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Huron School District (suburban): math 37% / reading 46% proficiency, ranked #154 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 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 $231 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts; this cycle's ask has dropped $13k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 51% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,333

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 4.02% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 2.1

CMA / ARV

• ARV (median comp): $238,722
• List price: $33,333
• Delta: -85.38%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-314
• Equity at exit: $4,970

10-year hold

• IRR: 10.0%
• Equity multiple: 1.82×
• Total profit: $7,623
• Equity at exit: $2,882

Cash invested: $9,333 (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 48164

• Active inventory: 74
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$175
• Tax est. 1.5%: −$42 /mo · $500/yr
• Insurance: −$14
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$690
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $72

Break-even live

Break-even rent $1,249

Max offer price $33,333

Occupancy floor 90%

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: $8,333
• Closing costs: $1,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $690 · $8,280/yr
• Likely covers: water

Listing history 32 events

1. 2026-06-18
   days on market $33,333 Active 8 DOM
2. 2026-06-17
   days on market $33,333 Active 7 DOM
3. 2026-06-16
   days on market $33,333 Active 6 DOM
4. 2026-06-15
   days on market $33,333 Active 5 DOM
5. 2026-06-13
   pricedays on marketlisting id $33,333 Active 3 DOM
6. 2026-06-02
   days on market $34,900 Active 91 DOM
7. 2026-06-01
   days on market $34,900 Active 90 DOM
8. 2026-05-31
   days on market $34,900 Active 89 DOM
9. 2026-05-18
   price $34,900 769-char remark

   Show marketing remark (770 chars)

   Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

10. 2026-05-18
    price $34,900 770-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

11. 2026-03-22
    price $39,000 769-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

12. 2026-03-22
    price $39,000 770-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

13. 2026-03-20
    price $39,999 769-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

14. 2026-03-20
    price $39,999 770-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

15. 2026-03-03
    listed $45,998 Active 769-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

16. 2026-03-03
    listed $45,998 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome home! No property taxes! Located just south of Romulus and west of Flat Rock, this home offers easy access to I-275 and I-94 and is a short drive away from Detroit Metro Airport, Apple Charlie's Orchards and Willow Metro park. This expansive single wide has a flowing floorplan, generous deck, and updated primary bathroom! Rest easy knowing the roof is just 3 years old and the hot water heater is brand new! This gem is located in luxurious Swan Creek manufactured home community which offers; a private clubhouse, basketball and volleyball courts, off-street parking, planned community events and a community playground. Welcome home! Call today to see your new future! HOA reflects lot rent. Manufactured home on leased land. Some pictures virtually staged.

17. 2026-03-02
    historical
18. 2026-03-02
    historical
19. 2026-01-17
    price $45,998
20. 2026-01-16
    price $45,998
21. 2025-11-28
    price $45,999
22. 2025-11-28
    price $45,999
23. 2025-11-26
    status Active
24. 2025-11-26
    listed $49,999 Active
25. 2025-11-26
    listed $49,999 Active
26. 2025-11-26
    historical
27. 2025-11-26
    historical
28. 2025-11-26
    historical
29. 2025-11-01
    price $49,999
30. 2025-10-31
    price $49,999
31. 2025-10-10
    listed $50,000 Active
32. 2025-10-10
    listed $50,000 Active

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,087
• − Mortgage interest: −$1,867
• − Property taxes: −$500
• − Insurance: −$964
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − HOA: −$8,280
• − Depreciation: −$970
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $643/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. The home is located in a desirable community with easy access to major highways and local attractions.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden cabinets — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Both replace wooden deck — improves curb appeal and functionality
• Resale update kitchen cabinets — modernizes the space
• Resale update bathroom cabinets — modernizes the space

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Both replace wooden deck — improves curb appeal and functionality ↑
• Resale update kitchen cabinets — modernizes the space ↑
• Resale update bathroom cabinets — modernizes the space ↑

ⓘ 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: Huron School District
• NCES district ID: 2618930
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $71,810
• Composite: 37.79/100
• National rank: #4340
• State rank: #154 of 540 in MI

Livability — Huron

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

Census & demographics

• Population (ZIP): 9,577

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 15% Lithuanian 3% Scandinavian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -139.33%
• Current HPI: 210.658
• 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

-30.2% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $34,900 REALCOMP
• 2026-03-22 Price Changed $39,000 MiRealSource-MiMLS
• 2026-03-22 Price Changed $39,000 REALCOMP
• 2026-03-20 Price Changed $39,999 MiRealSource-MiMLS
• 2026-03-20 Price Changed $39,999 REALCOMP
• 2026-03-03 Listed $45,998 REALCOMP
• 2026-03-03 Listed $45,998 MiRealSource-MiMLS
• 2026-03-02 Listing Removed — REALCOMP
• 2026-03-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-17 Price Changed $45,998 MiRealSource-MiMLS
• 2026-01-16 Price Changed $45,998 REALCOMP
• 2025-11-28 Price Changed $45,999 MiRealSource-MiMLS
• 2025-11-28 Price Changed $45,999 REALCOMP
• 2025-11-26 Relisted — REALCOMP
• 2025-11-26 Listing Removed — MiRealSource-MiMLS
• 2025-11-26 Listing Removed — REALCOMP
• 2025-11-26 Listing Removed — REALCOMP
• 2025-11-26 Listed $49,999 MiRealSource-MiMLS
• 2025-11-26 Listed $49,999 REALCOMP
• 2025-11-01 Price Changed $49,999 MiRealSource-MiMLS
• 2025-10-31 Price Changed $49,999 REALCOMP
• 2025-10-10 Listed $50,000 REALCOMP
• 2025-10-10 Listed $50,000 MiRealSource-MiMLS