4425 Wynnwood Dr · Howell, MI 48843

$100,000

3 bd · 2.0 ba · 1,792 sqft · Other · 34 Days on market

Built 1999 4,356 sqft lot $56/sqft · 10% below area Est $112k · 10% under ↓ 9% since listing

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

Key facts

• Covered front porch
• Private bath
• Walk-in closet

Tags

• COVERED FRONT PORCH
• HUGE KITCHEN
• BREAKFAST AREA
• SEPARATE LAUNDRY ROOM
• PRIVATE BATH
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.4% in Howell — 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 78/100 on livability (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 348 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.25% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.54%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $111,584
• List price: $100,000
• Delta: -10.38%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.8%
• Equity multiple: 2.89×
• Total profit: $52,994
• Equity at exit: $14,910

10-year hold

• IRR: 49.8%
• Equity multiple: 5.83×
• Total profit: $135,345
• Equity at exit: $8,646

Cash invested: $28,000 (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 48843

• Active inventory: 348
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,086

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,155	-5% $1,121	+0% $1,086	+5% $1,051	+10% $1,017
Rent	-10% $908	-5% $997	+0% $1,086	+5% $1,175	+10% $1,264
Rate	-1.0pp $1,136	-0.5pp $1,111	base $1,086	+0.5pp $1,060	+1.0pp $1,034

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4018 Chestnut Crossing Dr Howell, MI	2.0	2.0	1304	$2,015	$1.55	0d	1	0.77mi

Listing history 8 events

1. 2026-05-19
   status Pending 950-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

2. 2026-05-19
   status Pending 956-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

3. 2026-05-09
   price $100,000 950-char remark

   Show marketing remark (950 chars)

   You won't be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

4. 2026-05-08
   price $100,000 956-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

5. 2026-04-24
   status Active 956-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

6. 2026-04-23
   historical 956-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

7. 2026-04-13
   listed $110,000 Active 950-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

8. 2026-04-13
   listed $110,000 Active 956-char remark

   Show marketing remark (956 chars)

   You won’t be disappointed. Located in the beautiful Burkhart Ridge Manufactured Home Community, this nearly 1,500 square foot manufactured home offers 3 bedrooms and 2 full baths with LVP flooring throughout. Enjoy the gorgeous covered front porch, a huge kitchen with an island and breakfast area, and a separate laundry room. The spacious primary bedroom features a private bath and a walk-in closet. A shed provides extra storage, and the furnace is only 10 years old. Lot rent is just $655 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, basketball courts, sand volleyball courts, a 24-hour fitness center, and a beautiful clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. Antique door to laundry room is excluded. BATAVI.

ⓘ 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: $26,993
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$2,909
• Taxable income: $12,163
• Est. tax owed @ 24.0%: −$2,919
• After-tax cash flow: $10,112/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 121,626 people
• City population: 48,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -326.17%
• Current HPI: 180.5058
• 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

-9.1% since first listed

8 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-09 Price Changed $100,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $100,000 REALCOMP
• 2026-04-24 Relisted — REALCOMP
• 2026-04-23 Listing Removed — REALCOMP
• 2026-04-13 Listed $110,000 REALCOMP
• 2026-04-13 Listed $110,000 MiRealSource-MiMLS