14138 E Tyler · Plymouth, MI 48170

$99,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 80 Days on market

Built 2015 Good condition 4,356 sqft lot $59/sqft · 21% above area Est $83k · 21% over ↓ 13% since listing

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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
• Schools +5.6/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

Key facts

• Open floor plan
• Storage shed
• Large island

Tags

• OPEN FLOOR PLAN
• LARGE ISLAND
• PRIVATE RETREAT
• WALK-IN SHOWER
• OVERSIZED WALK-IN CLOSET
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.2% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Bird Elementary School (math 62% / reading 72%, grade B+, #105 of 1,397 statewide, top 9%, 435 students, 18% FRL); West Middle School (math 63% / reading 68%, grade A-, #36 of 493 statewide, top 7%, 675 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $691 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.33% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.28%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $82,790
• List price: $99,900
• Delta: 20.67%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49591 Linden St	0.21mi	3/2.0	1,568 (-7%)	8mo	$43,000	$27	72
14151 Washington Dr	0.13mi	3/2.0	1,847 (+10%)	9mo	$100,000	$54	70
13915 Washington Dr	0.26mi	3/2.0	1,534 (-9%)	14mo	$142,500	$93	62
50654 Van Buren	0.46mi	3/2.0	1,680 (0%)	23mo	$78,000	$46	59
13925 Wilson Dr	0.24mi	4/2.0 (+1)	1,800 (+7%)	18mo	$85,000	$47	56

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.07×
• Total profit: $57,899
• Equity at exit: $14,895

10-year hold

• IRR: 53.2%
• Equity multiple: 6.31×
• Total profit: $148,458
• Equity at exit: $8,638

Cash invested: $27,972 (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 48170

• Rents YoY: 3.4%
• Active inventory: 241
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,149

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,218	-5% $1,183	+0% $1,149	+5% $1,114	+10% $1,080
Rent	-10% $965	-5% $1,057	+0% $1,149	+5% $1,241	+10% $1,333
Rate	-1.0pp $1,199	-0.5pp $1,174	base $1,149	+0.5pp $1,123	+1.0pp $1,096

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47671 Alden Ter N Northville, MI	3.0	3.5	2085	$3,100	$1.49	12d	1	1.41mi

Listing history 21 events

1. 2026-06-22
   days on market $99,900 Active 80 DOM
2. 2026-06-21
   days on market $99,900 Active 79 DOM
3. 2026-06-18
   days on market $99,900 Active 76 DOM
4. 2026-06-17
   days on market $99,900 Active 75 DOM
5. 2026-06-16
   days on market $99,900 Active 74 DOM
6. 2026-06-15
   days on market $99,900 Active 73 DOM
7. 2026-06-13
   days on market $99,900 Active 71 DOM
8. 2026-06-09
   days on market $99,900 Active 67 DOM
9. 2026-06-08
   days on market $99,900 Active 66 DOM
10. 2026-06-07
    days on market $99,900 Active 65 DOM
11. 2026-06-04
    days on market $99,900 Active 62 DOM
12. 2026-06-03
    days on market $99,900 Active 61 DOM
13. 2026-06-02
    days on market $99,900 Active 60 DOM
14. 2026-06-01
    days on market $99,900 Active 59 DOM
15. 2026-05-31
    days on market $99,900 Active 58 DOM
16. 2026-05-13
    price $99,900 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

17. 2026-05-13
    price $99,900 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

18. 2026-04-13
    price $109,500 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

19. 2026-04-12
    price $109,500 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

20. 2026-04-03
    listed $115,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). BATAVI.

21. 2026-04-03
    listed $115,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Plymouth Hills community. Built in 2015 and offering almost 1,700 square feet, this home features an open floor plan that seamlessly connects the spacious living room, dining area, and kitchen with a large island, perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a large walk-in shower and an oversized walk-in closet. Two additional bedrooms provide flexible space for family, guests, or a home office. A storage shed adds convenient space for tools and outdoor equipment. Located within the Plymouth-Canton School District, the community offers amenities including a clubhouse, playground, basketball courts, and sidewalks. Lot rent is $650 per month and includes trash and grounds maintenance. There are no property taxes on the home. Pets are welcome. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted (contact me for lender information). 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: $27,935
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$2,906
• Taxable income: $12,965
• Est. tax owed @ 24.0%: −$3,112
• After-tax cash flow: $10,672/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 well-maintained 3-bedroom, 2-bath manufactured home in Plymouth Hills offers a good condition with minimal repairs needed, making it a solid investment.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace carpet — improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and reduces maintenance ↑

ⓘ 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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 40,076
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,076
• Household income: $114,278
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 790.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -336.77%
• Current HPI: 208.6713
• Rent YoY: ▲ 3.38%
• 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

-13.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $99,900 REALCOMP
• 2026-04-13 Price Changed $109,500 MiRealSource-MiMLS
• 2026-04-12 Price Changed $109,500 REALCOMP
• 2026-04-03 Listed $115,000 REALCOMP
• 2026-04-03 Listed $115,000 MiRealSource-MiMLS