27 Ponderosa Trl · Belleville, MI 48111

$35,000

2 bd · 2.0 ba · 980 sqft · SingleFamily · 24 Days on market

Built 1979 Good condition 4,356 sqft lot $36/sqft · 80% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Belleville Manor, this 1979 2 bedroom, 2 full bath single wide manufactured home with almost 1,000 square feet has been nicely updated. Gorgeous kitchen remodeled in 2022. Primary bedroom features a private bath. Stackable laundry in a separate laundry room. Hot water tank replaced in 2022, windows in 2019, and metal roof in 2015. Located in the award-winning Van Buren School District, this home offers the perfect combination of space, updates, and a prime location. Lot rent is $650 per month, and there are no property taxes on the home. Community amenities include basketball courts, clubhouse, playground, and RV/boat storage lot. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents do not need a special license to bring a buyer, only to list. BATAVI.

Key facts

• Private bath
• Windows replaced
• Roof replaced

Tags

• GORGEOUS KITCHEN REMODELED
• PRIVATE BATH
• STACKABLE LAUNDRY
• HOT WATER TANK REPLACED
• WINDOWS REPLACED
• ROOF REPLACED

Property features AI

Finance

• HOA & community: Community clubhouse

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Metal roof
• Exterior features: Paved road access; Lot approximately 0.1 acre (50 x 100); Clubhouse in the community; Pets allowed

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator; Dishwasher (disposal listed separately)
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Disposal; Microwave; Plumbed for ice maker; Ice maker; Wood-burning fireplace in the living room; Crawl space basement
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$176,764) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.7% vs local median 3.0% in Belleville — 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 75/100 on livability (#164 in MI, #4,360 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.19% ✓
• Cap rate: 37.70%
• Cash-on-cash: 112.17%
• DSCR: 5.99
• GRM: 2.0

CMA / ARV

• ARV (median comp): $176,764
• List price: $35,000
• Delta: -80.20%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Ponderosa Trl S	0.41mi	3/2.0 (+1)	980 (0%)	11mo	$25,000	$26	66

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.47×
• Total profit: $53,646
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.85×
• Total profit: $125,882
• Equity at exit: $3,026

Cash invested: $9,800 (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 48111

• Rents YoY: 3.6%
• Active inventory: 222
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $916

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 32%

Sensitivity live

Price	-10% $940	-5% $928	+0% $916	+5% $904	+10% $892
Rent	-10% $800	-5% $858	+0% $916	+5% $974	+10% $1,032
Rate	-1.0pp $934	-0.5pp $925	base $916	+0.5pp $907	+1.0pp $898

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10341 Westlake Cir Belleville, MI	1.0–2.0	1.0–2.0	895	$1,767	$1.97	0d	13	0.83mi

Listing history 4 events

1. 2026-05-15
   historical Accepting Backup Offers 914-char remark

   Show marketing remark (914 chars)

   Located in the desirable Belleville Manor, this 1979 2 bedroom, 2 full bath single wide manufactured home with almost 1,000 square feet has been nicely updated. Gorgeous kitchen remodeled in 2022. Primary bedroom features a private bath. Stackable laundry in a separate laundry room. Hot water tank replaced in 2022, windows in 2019, and metal roof in 2015. Located in the award-winning Van Buren School District, this home offers the perfect combination of space, updates, and a prime location. Lot rent is $650 per month, and there are no property taxes on the home. Community amenities include basketball courts, clubhouse, playground, and RV/boat storage lot. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents do not need a special license to bring a buyer, only to list. BATAVI.

2. 2026-05-15
   historical Active Under Contract 914-char remark

   Show marketing remark (914 chars)

   Located in the desirable Belleville Manor, this 1979 2 bedroom, 2 full bath single wide manufactured home with almost 1,000 square feet has been nicely updated. Gorgeous kitchen remodeled in 2022. Primary bedroom features a private bath. Stackable laundry in a separate laundry room. Hot water tank replaced in 2022, windows in 2019, and metal roof in 2015. Located in the award-winning Van Buren School District, this home offers the perfect combination of space, updates, and a prime location. Lot rent is $650 per month, and there are no property taxes on the home. Community amenities include basketball courts, clubhouse, playground, and RV/boat storage lot. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents do not need a special license to bring a buyer, only to list. BATAVI.

3. 2026-05-02
   listed $35,000 Active 914-char remark

   Show marketing remark (914 chars)

   Located in the desirable Belleville Manor, this 1979 2 bedroom, 2 full bath single wide manufactured home with almost 1,000 square feet has been nicely updated. Gorgeous kitchen remodeled in 2022. Primary bedroom features a private bath. Stackable laundry in a separate laundry room. Hot water tank replaced in 2022, windows in 2019, and metal roof in 2015. Located in the award-winning Van Buren School District, this home offers the perfect combination of space, updates, and a prime location. Lot rent is $650 per month, and there are no property taxes on the home. Community amenities include basketball courts, clubhouse, playground, and RV/boat storage lot. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents do not need a special license to bring a buyer, only to list. BATAVI.

4. 2026-05-02
   listed $35,000 Active 914-char remark

   Show marketing remark (914 chars)

   Located in the desirable Belleville Manor, this 1979 2 bedroom, 2 full bath single wide manufactured home with almost 1,000 square feet has been nicely updated. Gorgeous kitchen remodeled in 2022. Primary bedroom features a private bath. Stackable laundry in a separate laundry room. Hot water tank replaced in 2022, windows in 2019, and metal roof in 2015. Located in the award-winning Van Buren School District, this home offers the perfect combination of space, updates, and a prime location. Lot rent is $650 per month, and there are no property taxes on the home. Community amenities include basketball courts, clubhouse, playground, and RV/boat storage lot. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents do not need a special license to bring a buyer, only to list. BATAVI.

ⓘ 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: $17,589
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$1,018
• Taxable income: $11,096
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $8,330/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 75/100 Cosmetic rehab

This 1979 single-wide manufactured home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort 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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Belleville

• Score: 75/100
• State rank: #164
• US rank: #4360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 44,709
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• Metro: Detroit-Warren-Dearborn, 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

6 events — show timeline

• 2026-05-27 Pending — REALCOMP
• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-05-02 Listed $35,000 MiRealSource-MiMLS
• 2026-05-02 Listed $35,000 REALCOMP