24269 Arrowhead Rd Plan · Sylvan, MI 48118

$143,995

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 19 Days on market

Excellent condition

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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 +5.0/5.0
• Schools +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom, 2 full bath home situated on a quiet corner site, with a beautiful newly sodded lawn. This home has an inviting covered front porch perfect for relaxing and enjoying the surroundings. Inside you will find an open concept home with an amazing kitchen that gives a contemporary feel with white upper 42" cabinets and a daker tone lower cabinets and a very large kitchen island with sink and dishwasher for easy loading and unloading. The kitchen is accented with a ceramic tile backsplash that blends perfectly with the counter tops. This home also has all black fixtures including door handles and hinges giving is a modern feel. The primary bedroom has a cordless ceiling f

Key facts

• Covered front porch
• Large kitchen island
• Black fixtures

Tags

• COVERED FRONT PORCH
• NEWLY SODDED LAWN
• OPEN CONCEPT HOME
• LARGE KITCHEN ISLAND
• CERAMIC TILE BACKSPLASH
• BLACK FIXTURES

Property features AI

Finance

• Financial info: List price $143,995

Exterior

• Home design: Single-family plan at 24269 Arrowhead Rd (address listing: 23351 Redwood Dr, Chelsea MI 48118); Living area approximately 1500

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model listing (new construction plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $142k (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.
• Chelsea School District (town): math 53% / reading 57% proficiency, ranked #59 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: North Creek Elementary School (477 students, 15% FRL); Beach Middle School (math 54% / reading 59%, grade B, #70 of 493 statewide, top 14%, 542 students, 10% FRL); Chelsea High School (math 56% / reading 70%, grade B-, #57 of 713 statewide, top 8%, 783 students, 15% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $995 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,835 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,068
• Equity at exit: $21,470

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $37,294
• Equity at exit: $12,450

Cash invested: $40,319 (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 48118

• Active inventory: 77
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $411

Break-even live

Break-even rent $1,657

Max offer price $143,995

Occupancy floor 76%

Sensitivity live

Price	-10% $510	-5% $461	+0% $411	+5% $361	+10% $311
Rent	-10% $239	-5% $325	+0% $411	+5% $497	+10% $583
Rate	-1.0pp $484	-0.5pp $448	base $411	+0.5pp $374	+1.0pp $336

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: $35,999
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $143,995 Active 19 DOM
2. 2026-06-18
   days on market $143,995 Active 16 DOM
3. 2026-06-17
   days on market $143,995 Active 15 DOM
4. 2026-06-16
   days on market $143,995 Active 14 DOM
5. 2026-06-15
   days on market $143,995 Active 13 DOM
6. 2026-06-14
   days on market $143,995 Active 11 DOM
7. 2026-06-13
   days on market $143,995 Active 10 DOM
8. 2026-06-10
   days on market $143,995 Active 8 DOM
9. 2026-06-09
   days on market $143,995 Active 7 DOM
10. 2026-06-08
    days on market $143,995 Active 6 DOM
11. 2026-06-07
    days on market $143,995 Active 5 DOM
12. 2026-06-05
    days on market $143,995 Active 2 DOM
13. 2026-06-03
    remarks 694-char remark
14. 2026-06-03
    listed $143,995 Active 1 DOM

ⓘ 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 A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,124
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$4,485
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$4,189
• Taxable income: $3,045
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $4,201/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Flooring replacement (if needed) — Replacing worn-out carpet with hardwood or tile can increase both resale and rental value.
• Both Kitchen appliances (if needed) — Upgrading appliances can make the kitchen more appealing and increase both resale and rental value.
• Both Bathroom fixtures (if needed) — Upgrading fixtures can make the bathroom more appealing and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Flooring replacement (if needed) — Replacing worn-out carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Kitchen appliances (if needed) — Upgrading appliances can make the kitchen more appealing and increase both resale and rental value. ↑
• Both Bathroom fixtures (if needed) — Upgrading fixtures can make the bathroom more appealing and increase both resale and rental 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: Chelsea School District
• NCES district ID: 2608940
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $75,362
• Composite: 49.34/100
• National rank: #2018
• State rank: #59 of 540 in MI

Livability — Sylvan

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

Census & demographics

• Population (ZIP): 13,088

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.35%
• Current HPI: 174.8761
• 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