945 Tanner Lndg · West Monroe, MI 48161

$53,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 220 Days on market

Built 2000 1,344 sqft lot $735/mo HOA · 50% of rent ↓ 38% since listing

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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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

Key facts

• In-ground pool
• Clubhouse
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• NEW 10X10 DECK
• EXTENDED DRIVEWAY
• IN-GROUND POOL
• CLUBHOUSE
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $52 ($628/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#70 in MI, #1,533 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, amenities F, employment F.
• Ida Public School District (rural): math 39% / reading 55% proficiency, ranked #101 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 142 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.76% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $236,544
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
872 Tanners Lndg	0.00mi	3/2.0	1,232 (-8%)	20mo	$21,500	$17	69
3495 Vermont Ct	0.53mi	3/1.0	1,192 (-11%)	8mo	$210,000	$176	46

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-4,780
• Equity at exit: $7,902

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $2,056
• Equity at exit: $4,582

Cash invested: $14,840 (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 48161

• Active inventory: 142
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$735
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $52

Break-even live

Break-even rent $1,394

Max offer price $53,000

Occupancy floor 91%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $735 · $8,820/yr
• Likely covers: pool

Listing history 16 events

1. 2026-04-03
   status Pending 1193-char remark

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

2. 2026-04-03
   status Pending

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

3. 2026-03-18
   price $53,000 1193-char remark

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

4. 2026-03-17
   price $53,000
5. 2025-10-29
   price $55,000 1193-char remark

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

6. 2025-10-28
   price $55,000
7. 2025-10-10
   price $59,900 1193-char remark

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

8. 2025-10-09
   price $59,900
9. 2025-09-27
   price $62,500 1193-char remark

   Show marketing remark (1193 chars)

   Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

10. 2025-09-26
    price $62,500
11. 2025-09-24
    price $72,500 1193-char remark

    Show marketing remark (1193 chars)

    Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

12. 2025-09-23
    price $72,500
13. 2025-09-12
    price $80,000 1193-char remark

    Show marketing remark (1193 chars)

    Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

14. 2025-09-11
    price $80,000
15. 2025-08-26
    listed $85,000 Active 1193-char remark

    Show marketing remark (1193 chars)

    Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

16. 2025-08-26
    listed $85,000 Active

    Show marketing remark (1193 chars)

    Motivated seller with immediate occupancy available! Move-in ready - just unpack and enjoy!Welcome to this well-maintained, move-in ready 3-bedroom, 2-bath home. Offering 1,344 sq ft of living space, the home features an open, airy layout that feels both inviting and functional. The eat-in kitchen flows seamlessly into the living area, making it perfect for everyday living or entertaining. The primary suite includes a spacious bath with a garden tub and stand-up shower, creating your own personal retreat. Outside, enjoy relaxing on the new 10x10 deck and take advantage of the extended driveway with space for 3+ vehicles. Recent updates include; New furnace and A/C (2022), New siding (2023), New windows (2023), All new flooring throughout (2023), Fresh interior paint (2023), New 10x10 deck with wheelchair accessibility (2023), Roof less than 10 years old. All appliances included - making this a truly move-in ready home. Park Amenities include an in-ground pool, clubhouse, playground, basketball courts, and picnic area. This is a manufactured home In Raisin Ridge Mobile Home Community on a rented lot. Enjoy low-maintenance, resort-style living in a home that truly has it all!

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,523
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$8,820
• − Depreciation: −$1,542
• Taxable income: $329
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $549/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: Ida Public School District
• NCES district ID: 2619050
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $74,806
• Composite: 42.61/100
• National rank: #3190
• State rank: #101 of 540 in MI

Livability — West Monroe

• Score: 81/100
• State rank: #70
• US rank: #1533

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.99%
• Current HPI: 126.2638
• Rent YoY: —
• Metro: Monroe, 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

-37.6% since first listed

16 events — show timeline

• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-03-18 Price Changed $53,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $53,000 REALCOMP
• 2025-10-29 Price Changed $55,000 MiRealSource-MiMLS
• 2025-10-28 Price Changed $55,000 REALCOMP
• 2025-10-10 Price Changed $59,900 MiRealSource-MiMLS
• 2025-10-09 Price Changed $59,900 REALCOMP
• 2025-09-27 Price Changed $62,500 MiRealSource-MiMLS
• 2025-09-26 Price Changed $62,500 REALCOMP
• 2025-09-24 Price Changed $72,500 MiRealSource-MiMLS
• 2025-09-23 Price Changed $72,500 REALCOMP
• 2025-09-12 Price Changed $80,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $80,000 REALCOMP
• 2025-08-26 Listed $85,000 REALCOMP
• 2025-08-26 Listed $85,000 MiRealSource-MiMLS