320 Grand River Dr · Madison, MI 49221

$68,000

3 bd · 2.0 ba · 1,428 sqft · Manufactured · 73 Days on market

Built 2018 Good 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 +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

Key facts

• Drywalled interior
• Front porch
• Storage shed

Tags

• FRONT PORCH
• OPEN KITCHEN LIVING DESIGN
• LARGE ISLAND
• DRYWALLED INTERIOR
• STORAGE SHED

Property features AI

Exterior

• Home design: Ranch-style home; Built in 2018; Residential property
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Kitchen approximately 13 x 13
• Bedrooms: Primary bedroom (13 x 15); Bedroom 2 (13 x 10); Bedroom 3 (13 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $64k (6.0% 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.
• Madison School District (Lenawee) (town): math 34% / reading 51% proficiency, ranked #195 of 540 in MI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($64k) 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 $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.31% ✓
• Cap rate: 29.37%
• Cash-on-cash: 82.41%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $41,412
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Grand River Dr	0.03mi	3/2.0	1,400 (-2%)	9mo	$39,995	$29	88

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: 82.7%
• Equity multiple: 4.80×
• Total profit: $72,295
• Equity at exit: $10,139

10-year hold

• IRR: 86.0%
• Equity multiple: 9.95×
• Total profit: $170,327
• Equity at exit: $5,879

Cash invested: $19,040 (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 49221

• Active inventory: 212
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,308

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,355	-5% $1,331	+0% $1,308	+5% $1,284	+10% $1,261
Rent	-10% $1,130	-5% $1,219	+0% $1,308	+5% $1,396	+10% $1,485
Rate	-1.0pp $1,342	-0.5pp $1,325	base $1,308	+0.5pp $1,290	+1.0pp $1,272

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1962 W Cadmus Rd Adrian, MI	3.0	2.0	1170	$2,250	$1.92	22d	1	1.18mi

Listing history 21 events

1. 2026-06-21
   days on market $68,000 Active 73 DOM
2. 2026-06-18
   days on market $68,000 Active 71 DOM
3. 2026-06-17
   days on market $68,000 Active 70 DOM
4. 2026-06-16
   days on market $68,000 Active 69 DOM
5. 2026-06-15
   days on market $68,000 Active 68 DOM
6. 2026-06-13
   days on market $68,000 Active 66 DOM
7. 2026-06-12
   days on market $68,000 Active 65 DOM
8. 2026-06-09
   days on market $68,000 Active 62 DOM
9. 2026-06-08
   days on market $68,000 Active 61 DOM
10. 2026-06-07
    days on market $68,000 Active 60 DOM
11. 2026-06-05
    days on market $68,000 Active 58 DOM
12. 2026-06-04
    days on market $68,000 Active 56 DOM
13. 2026-06-02
    days on market $68,000 Active 55 DOM
14. 2026-06-01
    days on market $68,000 Active 54 DOM
15. 2026-05-31
    days on market $68,000 Active 53 DOM
16. 2026-05-31
    days on market $68,000 Active 52 DOM
17. 2026-05-13
    status Active 305-char remark

    Show marketing remark (305 chars)

    Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

18. 2026-05-12
    historical 305-char remark

    Show marketing remark (305 chars)

    Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

19. 2026-04-08
    listed $70,000 Active 305-char remark

    Show marketing remark (305 chars)

    Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

20. 2026-04-08
    listed $70,000 Active

    Show marketing remark (305 chars)

    Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

21. 2026-04-08
    listed $70,000 Active 305-char remark

    Show marketing remark (305 chars)

    Move-in ready home for sale in Hidden River South. Built in 2018, this home is in great condition! Featuring a nice front porch, 3 bedrooms, 2 full baths, open kitchen/living design with a large island, a drywalled interior (no paneling) and a storage shed. Base lot rent is $750/mo + $10 premium lot fee.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$1,978
• Taxable income: $15,533
• Est. tax owed @ 24.0%: −$3,728
• After-tax cash flow: $11,963/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 80/100 Cosmetic rehab

This move-in ready manufactured home in Hidden River South is in good condition with minor repairs needed in the kitchen and bathrooms. It offers a good balance of curb appeal and interior functionality.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace kitchen countertops — New countertops enhance functionality and aesthetics
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace kitchen countertops — New countertops enhance functionality and aesthetics ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: Madison School District (Lenawee)
• NCES district ID: 2622320
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $37,961
• Composite: 35.35/100
• National rank: #4959
• State rank: #195 of 540 in MI

Livability — Madison

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

Census & demographics

• Population (ZIP): 41,041

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Arabic 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.64%
• Current HPI: 237.3796
• 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

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-13 Relisted — REALCOMP
• 2026-05-12 Listing Removed — REALCOMP
• 2026-04-08 Listed $70,000 REALCOMP
• 2026-04-08 Listed $70,000 MiRealSource-MiMLS
• 2026-04-08 Listed $70,000 SW Michigan MLS