11214 Woodchester Ct · Whitmore Lake, MI 48178

$99,900

4 bd · 2.0 ba · 1,792 sqft · Other · 152 Days on market

Built 2011 4,356 sqft lot $56/sqft · at area comps Est $102k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful manufactured home offering comfortable, low-maintenance living in the desirable Woodland Ridge Manufactured Home Community. This spacious home features 4 bedrooms and 2 full baths with approximately 1,800 square feet of living space. The open and functional layout includes a large living area, an inviting kitchen highlighted by a huge island with butcher block, ample cabinetry, and generous counter space, along with a dedicated dining area perfect for everyday living or entertaining. The primary bedroom is a private retreat with an en-suite bathroom and a walk-in closet featuring custom built-ins. The additional bedrooms are generously sized and share a full bath. Situated on a quiet court and siding to a wooded area, this home offers extra yard space and added privacy. Outdoor features include professional landscaping with a 10-foot berm, mature arborvitaes, patio stones, and a built-in vegetable garden—ideal for enjoying the outdoors. The home also features a private driveway and a shed for extra storage. Additional improvements include an owned water softener installed in 2024 and a whole-house water filtration system installed in 2023. The community amenities include walking trails, a pool, 2 dog parks, clubhouse, tennis courts, basketball courts, and playgrounds. Pets are welcome per community rules. Monthly lot rent is $895. No property taxes on the home. NOTE: Buyers must be approved by the community after an accepted offer. Contact listing agent for lender information. BATVAI.

Key facts

• Large living area
• Ample cabinetry
• En-suite bathroom

Tags

• LARGE LIVING AREA
• HUGE ISLAND WITH BUTCHER BLOCK
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• DEDICATED DINING AREA
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.6% in Whitmore Lake — 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 71/100 on livability (#279 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($88k) 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.

Recommended offer $87,912 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.22%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $101,686
• List price: $99,900
• Delta: -1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $28,708
• Equity at exit: $14,895

10-year hold

• IRR: 32.6%
• Equity multiple: 3.96×
• Total profit: $82,883
• Equity at exit: $8,638

Cash invested: $27,972 (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 48178

• Active inventory: 350
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $704

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $774	-5% $739	+0% $704	+5% $670	+10% $635
Rent	-10% $565	-5% $635	+0% $704	+5% $774	+10% $844
Rate	-1.0pp $755	-0.5pp $730	base $704	+0.5pp $679	+1.0pp $652

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11222 Shady Brook Ct Unit 367 South Lyon, MI	4.0	2.0	1680	$1,549	$0.92	0d	1	0.07mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	45d	1	0.17mi

Listing history 11 events

1. 2026-06-10
   status $99,900 Pending 152 DOM
2. 2026-06-09
   days on market $99,900 Active 152 DOM
3. 2026-06-08
   days on market $99,900 Active 151 DOM
4. 2026-06-07
   days on market $99,900 Active 150 DOM
5. 2026-06-04
   days on market $99,900 Active 147 DOM
6. 2026-06-03
   days on market $99,900 Active 146 DOM
7. 2026-06-02
   days on market $99,900 Active 145 DOM
8. 2026-06-01
   days on market $99,900 Active 144 DOM
9. 2026-05-31
   days on market $99,900 Active 143 DOM
10. 2026-01-08
    listed $99,900 Active 1525-char remark

    Show marketing remark (1521 chars)

    Beautiful manufactured home offering comfortable, low-maintenance living in the desirable Woodland Ridge Manufactured Home Community. This spacious home features 4 bedrooms and 2 full baths with approximately 1,800 square feet of living space. The open and functional layout includes a large living area, an inviting kitchen highlighted by a huge island with butcher block, ample cabinetry, and generous counter space, along with a dedicated dining area perfect for everyday living or entertaining. The primary bedroom is a private retreat with an en-suite bathroom and a walk-in closet featuring custom built-ins. The additional bedrooms are generously sized and share a full bath. Situated on a quiet court and siding to a wooded area, this home offers extra yard space and added privacy. Outdoor features include professional landscaping with a 10-foot berm, mature arborvitaes, patio stones, and a built-in vegetable garden - ideal for enjoying the outdoors. The home also features a private driveway and a shed for extra storage. Additional improvements include an owned water softener installed in 2024 and a whole-house water filtration system installed in 2023. The community amenities include walking trails, a pool, 2 dog parks, clubhouse, tennis courts, basketball courts, and playgrounds. Pets are welcome per community rules. Monthly lot rent is $895. No property taxes on the home. NOTE: Buyers must be approved by the community after an accepted offer. Contact listing agent for lender information. BATVAI.

11. 2026-01-08
    listed $99,900 Active 1521-char remark

    Show marketing remark (1521 chars)

    Beautiful manufactured home offering comfortable, low-maintenance living in the desirable Woodland Ridge Manufactured Home Community. This spacious home features 4 bedrooms and 2 full baths with approximately 1,800 square feet of living space. The open and functional layout includes a large living area, an inviting kitchen highlighted by a huge island with butcher block, ample cabinetry, and generous counter space, along with a dedicated dining area perfect for everyday living or entertaining. The primary bedroom is a private retreat with an en-suite bathroom and a walk-in closet featuring custom built-ins. The additional bedrooms are generously sized and share a full bath. Situated on a quiet court and siding to a wooded area, this home offers extra yard space and added privacy. Outdoor features include professional landscaping with a 10-foot berm, mature arborvitaes, patio stones, and a built-in vegetable garden - ideal for enjoying the outdoors. The home also features a private driveway and a shed for extra storage. Additional improvements include an owned water softener installed in 2024 and a whole-house water filtration system installed in 2023. The community amenities include walking trails, a pool, 2 dog parks, clubhouse, tennis courts, basketball courts, and playgrounds. Pets are welcome per community rules. Monthly lot rent is $895. No property taxes on the home. NOTE: Buyers must be approved by the community after an accepted offer. Contact listing agent for lender information. BATVAI.

ⓘ 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: $21,188
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$2,906
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $6,702/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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Whitmore Lake

• Score: 71/100
• State rank: #279
• US rank: #6864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 13,893
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 141.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.96%
• Current HPI: 197.5122
• Rent YoY: —
• 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

• 2026-01-08 Listed $99,900 MiRealSource-MiMLS
• 2026-01-08 Listed $99,900 REALCOMP