24445 Edwin Dr · Brownstown, MI 48134

$94,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 16 Days on market

Built 2017 Good condition 4,356 sqft lot

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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 +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-Bedroom Manufactured Home in Desirable Tanglewood Village Community Welcome home to this beautifully maintained, newer 4-bedroom manufactured home in the highly sought-after Tanglewood Village community Step inside to a huge living room that flows seamlessly into the formal dining area and expansive island kitchen. The massive kitchen island is a true centerpiece, featuring rich mocha cabinets, abundant storage, and stainless steel appliances - ideal for both everyday meals and entertaining guests. The primary suite has a large walk-in closet and a luxurious bathroom with a double vanity, open shelving, additional drawer storage, a big linen closet, a relaxing soaker tub, and a separate oversized shower. Three additional generously sized bedrooms share a second full bath, providing plenty of space for family, guests, or home offices. Additional highlights include nicely landscaped lot, a large covered patio perfect for outdoor dining and relaxation, a shed for storage and parking for three cars This all-ages manufactured home community offers a peaceful, active lifestyle with gorgeous natural surroundings, mature trees, and scenic ponds. Residents enjoy outstanding amenities including a sparkling outdoor swimming pool with sundeck, a spacious clubhouse for gatherings and events, a children's playground, sidewalks throughout, and pet-friendly policies that make it easy for the whole family (including furry members) to thrive. Conveniently located just 23 miles south of downtown Detroit, you'll benefit from easy access to excellent local schools, shopping, dining, parks, and major highways - giving you the perfect balance of community charm and suburban convenience. Schedule your private showing today and discover why Tanglewood Village is Brownstown's most desirable manufactured home community!

Key facts

• Huge living room
• Rich mocha cabinets
• 4,356 sq ft lot

Tags

• TANGLEWOOD VILLAGE COMMUNITY
• HUGE LIVING ROOM
• EXPANSIVE ISLAND KITCHEN
• MASSIVE KITCHEN ISLAND
• RICH MOCHA CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Private maintained, paved road frontage on a private road; Lot roughly 0.1 acre (50 x 100); Community in-ground outdoor pool
• HOA & community: Community pool; Clubhouse; Fitness center; Sidewalks

Exterior

• Parking: No garage; Parking pad; Assigned parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers and 220 volts; Cable available; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding exterior; Asphalt roof; Pillar/post/pier foundation; Built on one level
• Exterior features: Patio; Porch; Shed

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Microwave; Washer; Smoke detector(s)
• Laundry & utility: Dedicated laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Woodhaven-Brownstown School District (suburban): math 32% / reading 49% proficiency, ranked #189 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($93k) 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 $92,590 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $53,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24321 Kingston Cir	0.08mi	3/2.0 (-1)	1,568 (0%)	12mo	$69,500	$44	81
25182 Frontier Cir	0.63mi	3/2.0 (-1)	1,568 (0%)	1mo	$50,000	$32	65
26768 Pawnee Ct	0.52mi	3/2.0 (-1)	1,560 (-0%)	20mo	$53,350	$34	54
25211 Canyon Cir	0.58mi	3/2.0 (-1)	1,500 (-4%)	16mo	$42,800	$29	48
24821 Cherokee	0.41mi	3/2.0 (-1)	1,736 (+11%)	19mo	$40,000	$23	42
24401 Christian Dr	0.68mi	3/3.5 (-1)	1,726 (+10%)	7mo	$331,000	$192	35
24508 Mt. Olive Dr	0.72mi	3/2.0 (-1)	1,800 (+15%)	19mo	$295,000	$164	21

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: 33.8%
• Equity multiple: 2.43×
• Total profit: $37,609
• Equity at exit: $14,016

10-year hold

• IRR: 40.7%
• Equity multiple: 4.83×
• Total profit: $100,869
• Equity at exit: $8,127

Cash invested: $26,320 (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 48134

• Active inventory: 82
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $829

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 51%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23501 Van Horn Rd Woodhaven, MI	4.0	2.0	1568	$1,599	$1.02	1d	1	0.54mi

Listing history 12 events

1. 2026-06-18
   days on market $94,000 Active 16 DOM
2. 2026-06-17
   days on market $94,000 Active 15 DOM
3. 2026-06-16
   days on market $94,000 Active 14 DOM
4. 2026-06-15
   days on market $94,000 Active 13 DOM
5. 2026-06-13
   days on market $94,000 Active 11 DOM
6. 2026-06-13
   days on market $94,000 Active 10 DOM
7. 2026-06-09
   days on market $94,000 Active 7 DOM
8. 2026-06-08
   days on market $94,000 Active 6 DOM
9. 2026-06-07
   days on market $94,000 Active 5 DOM
10. 2026-06-04
    days on market $94,000 Active 2 DOM
11. 2026-06-02
    remarks 693-char remark

    Show marketing remark (1835 chars)

    Spacious 4-Bedroom Manufactured Home in Desirable Tanglewood Village Community Welcome home to this beautifully maintained, newer 4-bedroom manufactured home in the highly sought-after Tanglewood Village community Step inside to a huge living room that flows seamlessly into the formal dining area and expansive island kitchen. The massive kitchen island is a true centerpiece, featuring rich mocha cabinets, abundant storage, and stainless steel appliances - ideal for both everyday meals and entertaining guests. The primary suite has a large walk-in closet and a luxurious bathroom with a double vanity, open shelving, additional drawer storage, a big linen closet, a relaxing soaker tub, and a separate oversized shower. Three additional generously sized bedrooms share a second full bath, providing plenty of space for family, guests, or home offices. Additional highlights include nicely landscaped lot, a large covered patio perfect for outdoor dining and relaxation, a shed for storage and parking for three cars This all-ages manufactured home community offers a peaceful, active lifestyle with gorgeous natural surroundings, mature trees, and scenic ponds. Residents enjoy outstanding amenities including a sparkling outdoor swimming pool with sundeck, a spacious clubhouse for gatherings and events, a children's playground, sidewalks throughout, and pet-friendly policies that make it easy for the whole family (including furry members) to thrive. Conveniently located just 23 miles south of downtown Detroit, you'll benefit from easy access to excellent local schools, shopping, dining, parks, and major highways - giving you the perfect balance of community charm and suburban convenience. Schedule your private showing today and discover why Tanglewood Village is Brownstown's most desirable manufactured home community!

12. 2026-06-02
    listed $94,000 Active 1 DOM

    Show marketing remark (1835 chars)

    Spacious 4-Bedroom Manufactured Home in Desirable Tanglewood Village Community Welcome home to this beautifully maintained, newer 4-bedroom manufactured home in the highly sought-after Tanglewood Village community Step inside to a huge living room that flows seamlessly into the formal dining area and expansive island kitchen. The massive kitchen island is a true centerpiece, featuring rich mocha cabinets, abundant storage, and stainless steel appliances - ideal for both everyday meals and entertaining guests. The primary suite has a large walk-in closet and a luxurious bathroom with a double vanity, open shelving, additional drawer storage, a big linen closet, a relaxing soaker tub, and a separate oversized shower. Three additional generously sized bedrooms share a second full bath, providing plenty of space for family, guests, or home offices. Additional highlights include nicely landscaped lot, a large covered patio perfect for outdoor dining and relaxation, a shed for storage and parking for three cars This all-ages manufactured home community offers a peaceful, active lifestyle with gorgeous natural surroundings, mature trees, and scenic ponds. Residents enjoy outstanding amenities including a sparkling outdoor swimming pool with sundeck, a spacious clubhouse for gatherings and events, a children's playground, sidewalks throughout, and pet-friendly policies that make it easy for the whole family (including furry members) to thrive. Conveniently located just 23 miles south of downtown Detroit, you'll benefit from easy access to excellent local schools, shopping, dining, parks, and major highways - giving you the perfect balance of community charm and suburban convenience. Schedule your private showing today and discover why Tanglewood Village is Brownstown's most desirable manufactured home community!

ⓘ 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: $22,463
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$2,735
• Taxable income: $8,989
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $7,793/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 well-maintained, modern manufactured home in Tanglewood Village offers a spacious layout with good condition and potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Resale Install modern lighting fixtures — Modern lighting can enhance the home's curb appeal and interior aesthetics
• Both Add a smart home system — A smart home system can improve energy efficiency and add value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Resale Install modern lighting fixtures — Modern lighting can enhance the home's curb appeal and interior aesthetics ↑
• Both Add a smart home system — A smart home system can improve energy efficiency and add value for both buyers and renters ↑

ⓘ 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: Woodhaven-Brownstown School District
• NCES district ID: 2636485
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $58,200
• Composite: 35.63/100
• National rank: #4885
• State rank: #189 of 540 in MI

Livability — Brownstown

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

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,935
• Household income: $92,076
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 228.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Black 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -223.42%
• Current HPI: 232.7533
• 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

• 2026-06-02 Listed $94,000 MiRealSource-MiMLS
• 2026-06-02 Listed $94,000 REALCOMP