955 Cameron Cir · Raisinville, MI 48161

$79,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 57 Days on market

Built 2008 Poor condition 3,600 sqft lot $50/sqft · 38% below area Est $127k · 38% under $625/mo HOA · 36% of rent

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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 +26.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 4 bedroom manufactured home with 2 full baths, large living room, dining room, kitchen, and laundry room. Open floor plan which is much larger inside than it appears from the street. This is a manufactured home on a rented lot in Raisin Ridge mobile home park. Current lot rent is $625 a month.

Key facts

• 3,600 sq ft lot
• Community pool
• Built 2008

Property features AI

Finance

• Other: Located in Raisin Ridge subdivision
• HOA & community: Homeowners association with amenities including pool and clubhouse; Monthly association fee of $625

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Block and pier (pillar/post/pier) foundation; Asphalt roof
• Exterior features: Asphalt roof; In-ground community pool; Clubhouse access; Paved road access; Lot dimensions approximately 40 x 90

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Free-standing electric range; Eight total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% 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.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer Elementary School (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 741 students, 69% FRL); Monroe Middle School (math 34% / reading 64%, grade C, #127 of 493 statewide, top 26%, 653 students, 66% FRL); Monroe High School (math 25% / reading 48%, grade F, #364 of 713 statewide, top 51%, 1,304 students, 52% FRL).
• Market conditions: 152 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 3.8

CMA / ARV

• ARV (median comp): $127,338
• List price: $79,000
• Delta: -37.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3936 Rivers Pt	0.14mi	4/2.0	1,624 (+4%)	20mo	$75,000	$46	71
3862 Ryans Rdg	0.42mi	3/2.0 (-1)	1,680 (+7%)	0mo	$45,000	$27	63
879 Stevens Trial	0.22mi	3/2.0 (-1)	1,344 (-14%)	6mo	$30,000	$22	56
1150 S Raisinville Rd	0.32mi	3/2.0 (-1)	1,414 (-10%)	14mo	$185,000	$131	52
3148 Apple Blossom Way	0.28mi	3/2.0 (-1)	1,800 (+15%)	8mo	$398,265	$221	51

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $208
• Equity at exit: $11,779

10-year hold

• IRR: 10.3%
• Equity multiple: 1.82×
• Total profit: $18,070
• Equity at exit: $6,830

Cash invested: $22,120 (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: 152
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$625
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $198

Break-even live

Break-even rent $1,482

Max offer price $79,000

Occupancy floor 84%

Sensitivity live

Price	-10% $252	-5% $225	+0% $198	+5% $171	+10% $143
Rent	-10% $61	-5% $129	+0% $198	+5% $266	+10% $335
Rate	-1.0pp $238	-0.5pp $218	base $198	+0.5pp $177	+1.0pp $157

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr

Listing history 26 events

1. 2026-06-21
   days on market $79,000 Active 57 DOM
2. 2026-06-19
   days on market $79,000 Active 55 DOM
3. 2026-06-18
   days on market $79,000 Active 54 DOM
4. 2026-06-17
   days on market $79,000 Active 53 DOM
5. 2026-06-16
   days on market $79,000 Active 52 DOM
6. 2026-06-15
   days on market $79,000 Active 51 DOM
7. 2026-06-14
   days on market $79,000 Active 49 DOM
8. 2026-06-12
   days on market $79,000 Active 48 DOM
9. 2026-06-09
   days on market $79,000 Active 45 DOM
10. 2026-06-08
    days on market $79,000 Active 44 DOM
11. 2026-06-07
    days on market $79,000 Active 43 DOM
12. 2026-06-05
    days on market $79,000 Active 40 DOM
13. 2026-06-02
    days on market $79,000 Active 38 DOM
14. 2026-06-01
    days on market $79,000 Active 37 DOM
15. 2026-05-31
    days on market $79,000 Active 36 DOM
16. 2026-05-30
    days on market $79,000 Active 35 DOM
17. 2026-04-25
    listed $79,000 Active 304-char remark

    Show marketing remark (304 chars)

    Very nice 4 bedroom manufactured home with 2 full baths, large living room, dining room, kitchen, and laundry room. Open floor plan which is much larger inside than it appears from the street. This is a manufactured home on a rented lot in Raisin Ridge mobile home park. Current lot rent is $625 a month.

18. 2026-04-25
    listed $79,000 Active 304-char remark

    Show marketing remark (304 chars)

    Very nice 4 bedroom manufactured home with 2 full baths, large living room, dining room, kitchen, and laundry room. Open floor plan which is much larger inside than it appears from the street. This is a manufactured home on a rented lot in Raisin Ridge mobile home park. Current lot rent is $625 a month.

19. 2026-04-25
    historical

    Show marketing remark (304 chars)

    Very nice 4 bedroom manufactured home with 2 full baths, large living room, dining room, kitchen, and laundry room. Open floor plan which is much larger inside than it appears from the street. This is a manufactured home on a rented lot in Raisin Ridge mobile home park. Current lot rent is $625 a month.

20. 2026-04-25
    historical

    Show marketing remark (304 chars)

    Very nice 4 bedroom manufactured home with 2 full baths, large living room, dining room, kitchen, and laundry room. Open floor plan which is much larger inside than it appears from the street. This is a manufactured home on a rented lot in Raisin Ridge mobile home park. Current lot rent is $625 a month.

21. 2025-10-24
    listed $79,000 Active
22. 2025-10-24
    listed $79,000 Active
23. 2025-09-26
    historical
24. 2025-09-26
    historical
25. 2025-07-21
    listed $79,000 Active
26. 2025-07-21
    listed $79,000 Active

ⓘ 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: $20,791
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$7,500
• − Depreciation: −$2,298
• Taxable income: $1,661
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $1,975/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

Poor 20/100 Extensive rehab

This manufactured home on a rented lot in Raisin Ridge mobile home park requires extensive repairs and renovations to bring it up to a livable condition. Significant improvements in the kitchen, bathrooms, roof, exterior, and landscaping would greatly increase its resale and rental value.

Repairs flagged

• Major Kitchen — No photos of the kitchen are available, but based on the listing, it appears to be in poor condition.
• Major Bathrooms — No photos of the bathrooms are available, but based on the listing, they appear to be in poor condition.
• Major Roof — No photos of the roof are available, but based on the listing, it appears to be in poor condition.
• Major Exterior — No photos of the exterior are available, but based on the listing, it appears to be in poor condition.
• Major Flooring — No photos of the flooring are available, but based on the listing, it appears to be in poor condition.
• Major Interior walls/paint — No photos of the interior walls/paint are available, but based on the listing, it appears to be in poor condition.
• Major Windows — No photos of the windows are available, but based on the listing, they appear to be in poor condition.
• Major Foundation/structure — No photos of the foundation/structure are available, but based on the listing, it appears to be in poor condition.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals are available, but based on the listing, they appear to be in poor condition.
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal are available, but based on the listing, it appears to be in poor condition.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and cabinets can significantly increase the home's resale value.
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes can significantly increase the home's resale value.
• Both Roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance curb appeal and increase the home's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms are available, but based on the listing, they appear to be in poor condition.	Major	$15,000–50,000
Roof · No photos of the roof are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Exterior · No photos of the exterior are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Flooring · No photos of the flooring are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Windows · No photos of the windows are available, but based on the listing, they appear to be in poor condition.	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals are available, but based on the listing, they appear to be in poor condition.	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal are available, but based on the listing, it appears to be in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and cabinets can significantly increase the home's resale value. ↑
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes can significantly increase the home's resale value. ↑
• Both Roof replacement — A new roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance curb appeal and increase the home's value for both resale and rental. ↑

ⓘ 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: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Raisinville

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

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

+0.0% since first listed

10 events — show timeline

• 2026-04-25 Listed $79,000 REALCOMP
• 2026-04-25 Listing Removed — MiRealSource-MiMLS
• 2026-04-25 Listing Removed — REALCOMP
• 2026-04-25 Listed $79,000 MiRealSource-MiMLS
• 2025-10-24 Listed $79,000 MiRealSource-MiMLS
• 2025-10-24 Listed $79,000 REALCOMP
• 2025-09-26 Listing Removed — MiRealSource-MiMLS
• 2025-09-26 Listing Removed — REALCOMP
• 2025-07-21 Listed $79,000 MiRealSource-MiMLS
• 2025-07-21 Listed $79,000 REALCOMP