6267 Imperial Dr · Tyrone, MI 48430

$119,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 50 Days on market

Built 2017 Good condition $67/sqft · 32% above area Est $91k · 32% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

An affordable, move-in ready opportunity offering space, comfort, and a path to homeownership, often at a lower monthly cost than renting. This beautifully maintained 3-bedroom, 2-bath home offers nearly 1,800 square feet of living space with a layout designed for both everyday comfort and functionality. From the moment you step inside, you'll notice the open flow between the living room, kitchen, and dining area, creating a bright, inviting space that works for both daily living and entertaining. The kitchen stands out with granite countertops, ample cabinet storage, and generous workspace, making it both practical and welcoming. The primary suite offers a spacious retreat with a private full bath, while two additional bedrooms and a second full bathroom provide flexibility for guests, family, or a home office. For buyers seeking more space without the cost of traditional homeownership, this property offers a compelling alternative, delivering comfort, size, and move-in readiness in a well-maintained community setting. IMPORTANT INFORMATION: This is a manufactured home located within a community. The land is leased, and buyers are required to apply for and receive community approval as part of the purchase process. If you've been looking for affordability, comfort, or extra space, or an opportunity to own rather than rent, this is one worth seeing.

Key facts

• Pool
• Built 2017
• Listed 50 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area above grade: 1,792 (finished)
• Exterior features: In-ground pool; Paved road access; Lot approximately 10 x 10 acres

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Dishwasher; Dryer; Free-standing gas oven; Free-standing refrigerator; Washer; Six total rooms
• Laundry & utility: Laundry room with washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hartland Consolidated Schools (suburban): math 52% / reading 62% proficiency, ranked #41 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 311 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 $829 of loan paydown is wiped out by about $4k 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 + 2.6% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $90,649
• List price: $119,900
• Delta: 32.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6283 Leigh Ct	0.27mi	3/2.0	1,736 (-3%)	9mo	$68,000	$39	75
6408 Scenic Way	0.20mi	4/2.0 (+1)	1,792 (0%)	23mo	$100,000	$56	67
9655 Besants Ct	0.11mi	3/2.0	1,560 (-13%)	13mo	$128,000	$82	63
9922 Macbeth St	0.42mi	3/2.0	1,950 (+9%)	4mo	$159,900	$82	62
9674 Townsquare Blvd	0.14mi	4/2.0 (+1)	1,680 (-6%)	20mo	$122,000	$73	61
9705 Townsquare Blvd	0.15mi	3/2.0	1,624 (-9%)	22mo	$85,500	$53	59
9024 Parshallville Rd	0.57mi	4/2.0 (+1)	1,824 (+2%)	12mo	$299,900	$164	55
6149 Andora Ave	0.29mi	3/2.0	1,568 (-12%)	16mo	$83,000	$53	52
6157 Addison Way	0.38mi	3/2.0	1,568 (-12%)	23mo	$77,500	$49	42

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $16,655
• Equity at exit: $17,877

10-year hold

• IRR: 21.1%
• Equity multiple: 2.76×
• Total profit: $59,006
• Equity at exit: $10,367

Cash invested: $33,572 (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 48430

• Rents YoY: 2.6%
• Active inventory: 311
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $578

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 63%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 Townsquare Blvd Fenton, MI	3.0	2.0	1456	$1,449	$1.00	1d	1	0.45mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 50 DOM
2. 2026-06-17
   days on market $119,900 Active 49 DOM
3. 2026-06-16
   days on market $119,900 Active 48 DOM
4. 2026-06-15
   days on market $119,900 Active 47 DOM
5. 2026-06-13
   days on market $119,900 Active 45 DOM
6. 2026-06-13
   days on market $119,900 Active 44 DOM
7. 2026-06-09
   days on market $119,900 Active 41 DOM
8. 2026-06-08
   days on market $119,900 Active 40 DOM
9. 2026-06-07
   days on market $119,900 Active 39 DOM
10. 2026-06-04
    days on market $119,900 Active 36 DOM
11. 2026-06-03
    days on market $119,900 Active 35 DOM
12. 2026-06-02
    days on market $119,900 Active 34 DOM
13. 2026-06-01
    days on market $119,900 Active 33 DOM
14. 2026-05-31
    days on market $119,900 Active 32 DOM
15. 2026-04-30
    listed $119,900 Active 1371-char remark

    Show marketing remark (1371 chars)

    An affordable, move-in ready opportunity offering space, comfort, and a path to homeownership, often at a lower monthly cost than renting. This beautifully maintained 3-bedroom, 2-bath home offers nearly 1,800 square feet of living space with a layout designed for both everyday comfort and functionality. From the moment you step inside, you'll notice the open flow between the living room, kitchen, and dining area, creating a bright, inviting space that works for both daily living and entertaining. The kitchen stands out with granite countertops, ample cabinet storage, and generous workspace, making it both practical and welcoming. The primary suite offers a spacious retreat with a private full bath, while two additional bedrooms and a second full bathroom provide flexibility for guests, family, or a home office. For buyers seeking more space without the cost of traditional homeownership, this property offers a compelling alternative, delivering comfort, size, and move-in readiness in a well-maintained community setting. IMPORTANT INFORMATION: This is a manufactured home located within a community. The land is leased, and buyers are required to apply for and receive community approval as part of the purchase process. If you've been looking for affordability, comfort, or extra space, or an opportunity to own rather than rent, this is one worth seeing.

16. 2026-04-30
    listed $119,900 Active 1383-char remark

    Show marketing remark (1371 chars)

    An affordable, move-in ready opportunity offering space, comfort, and a path to homeownership, often at a lower monthly cost than renting. This beautifully maintained 3-bedroom, 2-bath home offers nearly 1,800 square feet of living space with a layout designed for both everyday comfort and functionality. From the moment you step inside, you'll notice the open flow between the living room, kitchen, and dining area, creating a bright, inviting space that works for both daily living and entertaining. The kitchen stands out with granite countertops, ample cabinet storage, and generous workspace, making it both practical and welcoming. The primary suite offers a spacious retreat with a private full bath, while two additional bedrooms and a second full bathroom provide flexibility for guests, family, or a home office. For buyers seeking more space without the cost of traditional homeownership, this property offers a compelling alternative, delivering comfort, size, and move-in readiness in a well-maintained community setting. IMPORTANT INFORMATION: This is a manufactured home located within a community. The land is leased, and buyers are required to apply for and receive community approval as part of the purchase process. If you've been looking for affordability, comfort, or extra space, or an opportunity to own rather than rent, this is one worth seeing.

17. 2026-04-27
    historical $119,900 1371-char remark

    Show marketing remark (1371 chars)

    An affordable, move-in ready opportunity offering space, comfort, and a path to homeownership, often at a lower monthly cost than renting. This beautifully maintained 3-bedroom, 2-bath home offers nearly 1,800 square feet of living space with a layout designed for both everyday comfort and functionality. From the moment you step inside, you'll notice the open flow between the living room, kitchen, and dining area, creating a bright, inviting space that works for both daily living and entertaining. The kitchen stands out with granite countertops, ample cabinet storage, and generous workspace, making it both practical and welcoming. The primary suite offers a spacious retreat with a private full bath, while two additional bedrooms and a second full bathroom provide flexibility for guests, family, or a home office. For buyers seeking more space without the cost of traditional homeownership, this property offers a compelling alternative, delivering comfort, size, and move-in readiness in a well-maintained community setting. IMPORTANT INFORMATION: This is a manufactured home located within a community. The land is leased, and buyers are required to apply for and receive community approval as part of the purchase process. If you've been looking for affordability, comfort, or extra space, or an opportunity to own rather than rent, this is one worth seeing.

18. 2026-04-26
    historical
19. 2026-04-26
    historical
20. 2025-12-08
    listed $119,900 Active
21. 2025-12-08
    listed $119,900 Active
22. 2025-12-03
    historical

ⓘ 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: $21,360
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$3,488
• Taxable income: $5,340
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $5,650/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 move-in ready home offers a good condition with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both trim exterior — Well-trimmed exterior adds to curb appeal and value
• Both clean gutters — Clean gutters prevent water damage and improve home value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both trim exterior — Well-trimmed exterior adds to curb appeal and value ↑
• Both clean gutters — Clean gutters prevent water damage and improve home value ↑

ⓘ 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: Hartland Consolidated Schools
• NCES district ID: 2617910
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $85,269
• Composite: 51.93/100
• National rank: #1647
• State rank: #41 of 540 in MI

Livability — Tyrone

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

Census & demographics

• County: Livingston County · 121,626 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

8 events — show timeline

• 2026-04-30 Listed $119,900 MiRealSource-MiMLS
• 2026-04-30 Listed $119,900 REALCOMP
• 2026-04-27 Coming Soon $119,900 MiRealSource-MiMLS
• 2026-04-26 Listing Removed — REALCOMP
• 2026-04-26 Listing Removed — MiRealSource-MiMLS
• 2025-12-08 Listed $119,900 MiRealSource-MiMLS
• 2025-12-08 Listed $119,900 REALCOMP
• 2025-12-03 Coming Soon — MiRealSource-MiMLS