7104 Scarborough Ln · Whitmore Lake, MI 48189

$60,000

3 bd · 2.0 ba · 1,560 sqft · Other · 168 Days on market

Built 1994 3,485 sqft lot $38/sqft · 83% below area $585/mo HOA · 27% of rent ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• 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

* Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas - all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

Key facts

• New furnace
• New a/c unit
• Community amenities

Tags

• NEW A/C UNIT
• NEW FURNACE
• NEW EXTERIOR STEPS
• NEW ENTRY DOORS
• NEARBY SHOPPING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 2.8% 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.
• Pinckney Community Schools (suburban): math 34% / reading 52% proficiency, ranked #135 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.55% ✓
• Cap rate: 19.94%
• Cash-on-cash: 48.74%
• DSCR: 3.17
• GRM: 2.3

CMA / ARV

• ARV (median comp): $355,198
• List price: $60,000
• Delta: -83.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.6%
• Equity multiple: 3.03×
• Total profit: $34,129
• Equity at exit: $8,946

10-year hold

• IRR: 52.5%
• Equity multiple: 6.19×
• Total profit: $87,272
• Equity at exit: $5,188

Cash invested: $16,800 (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 48189

• Active inventory: 87
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$585
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $682

Break-even live

Break-even rent $1,265

Max offer price $60,000

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $585 · $7,020/yr

Listing history 41 events

1. 2026-06-04
   days on market $60,000 Active 168 DOM
2. 2026-06-03
   days on market $60,000 Active 167 DOM
3. 2026-06-02
   days on market $60,000 Active 166 DOM
4. 2026-06-01
   days on market $60,000 Active 165 DOM
5. 2026-05-31
   days on market $60,000 Active 164 DOM
6. 2026-04-25
   price $60,000 796-char remark

   Show marketing remark (801 chars)

   * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

7. 2026-04-25
   price $60,000 801-char remark

   Show marketing remark (801 chars)

   * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

8. 2026-04-07
   price $64,900 796-char remark

   Show marketing remark (801 chars)

   * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

9. 2026-04-07
   price $64,900 801-char remark

   Show marketing remark (801 chars)

   * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

10. 2025-12-18
    listed $59,900 Active 796-char remark

    Show marketing remark (801 chars)

    * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

11. 2025-12-18
    listed $59,900 Active 801-char remark

    Show marketing remark (801 chars)

    * Brand New Roof Installed April 1st, 2026 * Move-in ready and exceptionally maintained, this 3-bedroom, 2 full bathroom mobile home offers comfort, quality, and peace of mind. Recent upgrades include a new A/C unit, new furnace, new exterior steps, and new entry doors, making this home as functional as it is inviting. Located in the picturesque Hamburg Hills Coventry Woods community, the property is surrounded by natural beauty and just minutes from Whitmore Lake, offering easy access to outdoor recreation. Enjoy the convenience of nearby shopping, healthcare, and schools, along with community amenities such as a clubhouse, playground, and picnic areas—all enhancing the lifestyle this home provides. A wonderful opportunity to own a beautifully updated home in a welcoming community.

12. 2023-12-12
    historical
13. 2023-12-12
    historical
14. 2023-12-12
    historical
15. 2023-11-16
    price $64,900
16. 2023-11-16
    price $64,900
17. 2023-10-25
    price $65,100
18. 2023-10-25
    price $65,100
19. 2023-10-23
    price $66,100
20. 2023-10-23
    price $66,100
21. 2023-10-20
    price $66,200
22. 2023-10-19
    price $66,200
23. 2023-10-16
    price $66,300
24. 2023-10-16
    price $66,300
25. 2023-10-09
    price $66,400
26. 2023-10-09
    price $66,400
27. 2023-10-03
    price $66,650
28. 2023-10-02
    price $66,650
29. 2023-09-14
    price $66,900
30. 2023-09-14
    price $66,900
31. 2023-09-09
    price $67,500
32. 2023-09-09
    price $67,500
33. 2023-08-29
    price $68,000
34. 2023-08-28
    price $68,000
35. 2023-08-03
    price $68,500
36. 2023-08-02
    price $68,500
37. 2023-07-27
    listed $69,500 Active
38. 2023-07-27
    listed $69,500 Active
39. 2023-07-24
    listed $64,900
40. 2023-07-24
    historical
41. 2023-07-24
    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: $25,550
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − HOA: −$7,020
• − Depreciation: −$1,745
• Taxable income: $8,135
• Est. tax owed @ 24.0%: −$1,952
• After-tax cash flow: $6,236/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: Pinckney Community Schools
• NCES district ID: 2628140
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $74,072
• Composite: 39.21/100
• National rank: #4016
• State rank: #135 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: Washtenaw County · 306,860 people
• City population: 13,893
• Metro: Ann Arbor, MI
• Population (ZIP): 13,893
• Household income: $87,145
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 105.0

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% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 9% Lithuanian 6% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -192.47%
• Current HPI: 187.7383
• Rent YoY: —
• Metro: Ann Arbor, 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

-7.6% since first listed

36 events — show timeline

• 2026-04-25 Price Changed $60,000 MiRealSource-MiMLS
• 2026-04-25 Price Changed $60,000 REALCOMP
• 2026-04-07 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-07 Price Changed $64,900 REALCOMP
• 2025-12-18 Listed $59,900 REALCOMP
• 2025-12-18 Listed $59,900 MiRealSource-MiMLS
• 2023-12-12 Listing Removed — MiRealSource-MiMLS
• 2023-12-12 Listing Removed — MiRealSource-MiMLS
• 2023-12-12 Listing Removed — REALCOMP
• 2023-11-16 Price Changed $64,900 MiRealSource-MiMLS
• 2023-11-16 Price Changed $64,900 REALCOMP
• 2023-10-25 Price Changed $65,100 MiRealSource-MiMLS
• 2023-10-25 Price Changed $65,100 REALCOMP
• 2023-10-23 Price Changed $66,100 MiRealSource-MiMLS
• 2023-10-23 Price Changed $66,100 REALCOMP
• 2023-10-20 Price Changed $66,200 MiRealSource-MiMLS
• 2023-10-19 Price Changed $66,200 REALCOMP
• 2023-10-16 Price Changed $66,300 MiRealSource-MiMLS
• 2023-10-16 Price Changed $66,300 REALCOMP
• 2023-10-09 Price Changed $66,400 MiRealSource-MiMLS
• 2023-10-09 Price Changed $66,400 REALCOMP
• 2023-10-03 Price Changed $66,650 MiRealSource-MiMLS
• 2023-10-02 Price Changed $66,650 REALCOMP
• 2023-09-14 Price Changed $66,900 MiRealSource-MiMLS
• 2023-09-14 Price Changed $66,900 REALCOMP
• 2023-09-09 Price Changed $67,500 MiRealSource-MiMLS
• 2023-09-09 Price Changed $67,500 REALCOMP
• 2023-08-29 Price Changed $68,000 MiRealSource-MiMLS
• 2023-08-28 Price Changed $68,000 REALCOMP
• 2023-08-03 Price Changed $68,500 MiRealSource-MiMLS
• 2023-08-02 Price Changed $68,500 REALCOMP
• 2023-07-27 Listed $69,500 MiRealSource-MiMLS
• 2023-07-27 Listed $69,500 REALCOMP
• 2023-07-24 Listed $64,900 MiRealSource-MiMLS
• 2023-07-24 Coming Soon — MiRealSource-MiMLS
• 2023-07-24 Coming Soon — REALCOMP