328 White Oak Ln · Augusta, MI 48190

$64,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 224 Days on market

Built 2007 4,356 sqft lot $48/sqft · 77% below area ↓ 6% 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
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen - perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don't wait - schedule your private showing today and make this beautifully updated home yours!

Key facts

• New lighting
• Brand new roof
• New flooring

Tags

• BRAND NEW ROOF
• NEW LIGHTING
• NEW APPLIANCES
• NEW FLOORING
• ABUNDANT CABINET SPACE
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#463 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D-.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $442 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.65% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.26%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (median comp): $284,196
• List price: $64,000
• Delta: -77.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10690 Whittaker Rd	0.61mi	3/2.0	1,530 (+14%)	7mo	$325,000	$212	38
8237 Willow Rd	0.67mi	2/1.5 (-1)	1,222 (-9%)	19mo	$320,000	$262	31
8237 Willow Rd	0.72mi	2/1.5 (-1)	1,222 (-9%)	19mo	$320,000	$262	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.4%
• Equity multiple: 3.83×
• Total profit: $50,700
• Equity at exit: $13,509

10-year hold

• IRR: 64.0%
• Equity multiple: 7.78×
• Total profit: $121,445
• Equity at exit: $12,592

Cash invested: $17,920 (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 48190

• Home prices YoY: -1.7%
• Active inventory: 3
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $900

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 42%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11333 Whittaker Rd Whittaker, MI	3.0	2.0	1344	$1,699	$1.26	14d	1	0.10mi

Listing history 23 events

1. 2026-06-18
   days on market $64,000 Active 224 DOM
2. 2026-06-17
   days on market $64,000 Active 223 DOM
3. 2026-06-16
   days on market $64,000 Active 222 DOM
4. 2026-06-15
   days on market $64,000 Active 221 DOM
5. 2026-06-14
   pricedays on market $64,000 Active 219 DOM
6. 2026-06-10
   days on market $64,900 Active 216 DOM
7. 2026-06-09
   days on market $64,900 Active 215 DOM
8. 2026-06-08
   days on market $64,900 Active 214 DOM
9. 2026-06-07
   days on market $64,900 Active 213 DOM
10. 2026-06-05
    days on market $64,900 Active 210 DOM
11. 2026-06-03
    days on market $64,900 Active 209 DOM
12. 2026-06-02
    pricedays on market $64,900 Active 208 DOM
13. 2026-06-01
    days on market $65,000 Active 207 DOM
14. 2026-05-31
    days on market $65,000 Active 206 DOM
15. 2026-05-30
    days on market $65,000 Active 205 DOM
16. 2026-04-24
    price $65,000 1087-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

17. 2026-04-24
    price $65,000 1103-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

18. 2026-03-05
    price $66,900 1087-char remark

    Show marketing remark (1087 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen - perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don't wait - schedule your private showing today and make this beautifully updated home yours!

19. 2026-03-04
    price $66,900 1103-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

20. 2026-01-27
    price $67,000 1087-char remark

    Show marketing remark (1087 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen - perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don't wait - schedule your private showing today and make this beautifully updated home yours!

21. 2026-01-26
    price $67,000 1103-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

22. 2025-11-06
    listed $69,000 Active 1087-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

23. 2025-11-06
    listed $69,000 Active 1103-char remark

    Show marketing remark (1103 chars)

    Charming Country Home with Modern Upgrades! Welcome home to this adorable, move-in ready manufactured home featuring a brand-new roof, lighting, appliances, and flooring throughout! The inviting floor plan offers a spacious great room that flows seamlessly into the formal dining area and kitchen—perfect for everyday living and entertaining. The kitchen boasts abundant cabinet and counter space, making meal prep a breeze. All new black appliances in the kitchen and a subway tile backsplash. The primary suite is a true retreat with a large walk-in closet and an en suite bath complete with a relaxing garden tub, new shower and, faucets, plus convenient access to the laundry room. The second and third bedrooms share a refreshed full bath featuring a new tub, tub surround and faucets. Set in a peaceful country location, yet just 6 miles from US-23, this home offers the ideal balance of rural tranquility and city convenience. Lot rent is $624 a month with the first two months free! Don’t wait—schedule your private showing today and make this beautifully updated home yours!

ⓘ 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: $20,388
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,862
• Taxable income: $10,399
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $8,303/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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Augusta

• Score: 65/100
• State rank: #463
• US rank: #13012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 108

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 13% Romanian 8%
• Foreign-born: 13%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.64%
• Current HPI: 95.7481
• Rent YoY: —
• Metro: —
• 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

-5.8% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-24 Price Changed $65,000 REALCOMP
• 2026-03-05 Price Changed $66,900 MiRealSource-MiMLS
• 2026-03-04 Price Changed $66,900 REALCOMP
• 2026-01-27 Price Changed $67,000 MiRealSource-MiMLS
• 2026-01-26 Price Changed $67,000 REALCOMP
• 2025-11-06 Listed $69,000 REALCOMP
• 2025-11-06 Listed $69,000 MiRealSource-MiMLS