11112 Hickory Tree Ct · Whitmore Lake, MI 48178

$149,900

3 bd · 2.0 ba · 1,680 sqft · Other · 8 Days on market

Built 2015 4,356 sqft lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• 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

Built in 2015, this beautifully maintained 3-bedroom, 2 full bath manufactured home with an attached garage offers an open and spacious floor plan in the highly desirable Woodland Ridge Manufactured Home Community. The large kitchen features stainless steel appliances, granite countertops, a large walk-in pantry, and an oversized island with extra seating, perfect for entertaining and everyday living. Situated on a premium large lot at the end of the court with southern exposure, the front of the home faces a peaceful common area. Enjoy outdoor living on the concrete patio complete with a gazebo and pull-down shades. The spacious primary suite offers room for a king-size bed, a 7 x 7 walk-in closet, dressing area with built-in storage, and a private bath with double sinks and a walk-in shower. Additional highlights include a built-in desk area in the hallway and a functional laundry room featuring a laundry tub, built-in bench, coat hooks, and a large storage closet with shelving. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. 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, you do not need a special license to bring a buyer, only to list. BATAVI.

Key facts

• Large kitchen
• Granite countertops
• Large walk-in pantry

Tags

• OPEN AND SPACIOUS FLOOR PLAN
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE WALK-IN PANTRY
• OVERSIZED ISLAND

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community pool (in-ground, outdoor); Clubhouse; Fitness center; Tennis courts

Exterior

• Parking: Attached garage with approximately 2.5 car spaces
• Utilities: Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding exterior; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Crawl space foundation
• Exterior features: Patio; Gazebo; Paved road access

Interior

• Kitchen: Gas range; Free-standing refrigerator; Microwave; Dishwasher
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Lighting; Crawl space basement
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.2% vs local median 2.6% 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.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,213
• Equity at exit: $22,351

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $11,459
• Equity at exit: $12,961

Cash invested: $41,972 (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 48178

• Active inventory: 350
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $236

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $340	-5% $288	+0% $236	+5% $185	+10% $133
Rent	-10% $109	-5% $173	+0% $236	+5% $300	+10% $364
Rate	-1.0pp $312	-0.5pp $274	base $236	+0.5pp $198	+1.0pp $158

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11222 Shady Brook Ct Unit 367 South Lyon, MI	4.0	2.0	1680	$1,549	$0.92	0d	1	0.38mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	45d	1	0.46mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $149,900 Pending 8 DOM
2. 2026-06-01
   days on market $149,900 Active 7 DOM
3. 2026-05-31
   days on market $149,900 Active 6 DOM
4. 2026-05-25
   listed $149,900 Active

   Show marketing remark (1570 chars)

   Built in 2015, this beautifully maintained 3-bedroom, 2 full bath manufactured home with an attached garage offers an open and spacious floor plan in the highly desirable Woodland Ridge Manufactured Home Community. The large kitchen features stainless steel appliances, granite countertops, a large walk-in pantry, and an oversized island with extra seating, perfect for entertaining and everyday living. Situated on a premium large lot at the end of the court with southern exposure, the front of the home faces a peaceful common area. Enjoy outdoor living on the concrete patio complete with a gazebo and pull-down shades. The spacious primary suite offers room for a king-size bed, a 7 x 7 walk-in closet, dressing area with built-in storage, and a private bath with double sinks and a walk-in shower. Additional highlights include a built-in desk area in the hallway and a functional laundry room featuring a laundry tub, built-in bench, coat hooks, and a large storage closet with shelving. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. 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, you do not need a special license to bring a buyer, only to list. BATAVI.

5. 2026-05-25
   listed $149,900 Active 1570-char remark

   Show marketing remark (1570 chars)

   Built in 2015, this beautifully maintained 3-bedroom, 2 full bath manufactured home with an attached garage offers an open and spacious floor plan in the highly desirable Woodland Ridge Manufactured Home Community. The large kitchen features stainless steel appliances, granite countertops, a large walk-in pantry, and an oversized island with extra seating, perfect for entertaining and everyday living. Situated on a premium large lot at the end of the court with southern exposure, the front of the home faces a peaceful common area. Enjoy outdoor living on the concrete patio complete with a gazebo and pull-down shades. The spacious primary suite offers room for a king-size bed, a 7 x 7 walk-in closet, dressing area with built-in storage, and a private bath with double sinks and a walk-in shower. Additional highlights include a built-in desk area in the hallway and a functional laundry room featuring a laundry tub, built-in bench, coat hooks, and a large storage closet with shelving. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. 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, you 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: $19,326
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,361
• Taxable income: $478
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,721/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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 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: Oakland County · 1,009,092 people
• City population: 13,893
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 141.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 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: ▼ -251.96%
• Current HPI: 197.5122
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-25 Listed $149,900 REALCOMP
• 2026-05-25 Listed $149,900 MiRealSource-MiMLS