11160 Walden Ct · Green Oak, MI 48178

$115,000

3 bd · 2.0 ba · 1,568 sqft · Other · 29 Days on market

Built 2016 4,356 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Open-Concept Manufactured Home in Desirable Woodland Ridge! This beautifully updated 3-bedroom, 2-bath home is move-in ready and packed with modern upgrades. Featuring a spacious, open-concept layout, the large living room flows seamlessly into the island kitchen and dining area - perfect for entertaining family and friends. Recent updates include: New roof (2025) with transferable warranty New carpet throughout the living areas Newer luxury vinyl plank flooring in the kitchen, dining room, laundry room, and third bedroom New heat tape (2024) New kitchen sink and faucet Freshly installed upgraded cabinetry in the laundry room The home boasts durable drywall construction, flat ceilings, and recessed lighting for a bright, contemporary feel. The primary bedroom offers a generous walk-in closet, while the two additional bedrooms share a second full bathroom. Outside, enjoy a large yard with a storage shed and the convenience of a full year of fertilizer service already paid for by the seller. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today! This well-maintained home in the highly sought-after Woodland Ridge community is truly a must-see. Schedule your showing today and make it yours!

Key facts

• New carpet
• Island kitchen
• New kitchen sink

Tags

• OPEN-CONCEPT LAYOUT
• ISLAND KITCHEN
• NEW ROOF
• NEW CARPET
• LUXURY VINYL PLANK FLOORING
• NEW KITCHEN SINK

Property features AI

Finance

• Other: Pets allowed with breed restrictions (call for details)
• HOA & community: Community pool (indoor and outdoor); Clubhouse; Fitness center; Sidewalks

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service with 220V; Cable available; Underground utilities
• Home design: Single-family residence; One-story home; Ground-level entry with steps; Vinyl siding exterior; Faces unspecified direction
• Construction: Built with vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Front porch; Yard shed; Private paved road frontage; Private maintained road; Lot roughly 50 x 100 (0.1 acre)

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing gas range; Microwave; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Exhaust fan; Open living spaces (7 total rooms)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% 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.
• 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: 345 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) 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 $113,275 (1.5% below list)

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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 5.9

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $11,824
• Equity at exit: $17,147

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $49,584
• Equity at exit: $9,943

Cash invested: $32,200 (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: 345
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $478

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 65%

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: $28,750
• Closing costs: $3,450
• 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	1d	1	0.43mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	43d	1	0.51mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 29 DOM
2. 2026-06-17
   days on market $115,000 Active 28 DOM
3. 2026-06-16
   days on market $115,000 Active 27 DOM
4. 2026-06-15
   days on market $115,000 Active 26 DOM
5. 2026-06-13
   days on market $115,000 Active 24 DOM
6. 2026-06-13
   days on market $115,000 Active 23 DOM
7. 2026-06-09
   days on market $115,000 Active 20 DOM
8. 2026-06-08
   days on market $115,000 Active 19 DOM
9. 2026-06-07
   days on market $115,000 Active 18 DOM
10. 2026-06-04
    days on market $115,000 Active 15 DOM
11. 2026-06-03
    days on market $115,000 Active 14 DOM
12. 2026-06-02
    days on market $115,000 Active 13 DOM
13. 2026-06-01
    days on market $115,000 Active 12 DOM
14. 2026-05-31
    days on market $115,000 Active 11 DOM
15. 2026-05-20
    listed $115,000 Active

    Show marketing remark (1449 chars)

    Stunning Open-Concept Manufactured Home in Desirable Woodland Ridge! This beautifully updated 3-bedroom, 2-bath home is move-in ready and packed with modern upgrades. Featuring a spacious, open-concept layout, the large living room flows seamlessly into the island kitchen and dining area - perfect for entertaining family and friends. Recent updates include: New roof (2025) with transferable warranty New carpet throughout the living areas Newer luxury vinyl plank flooring in the kitchen, dining room, laundry room, and third bedroom New heat tape (2024) New kitchen sink and faucet Freshly installed upgraded cabinetry in the laundry room The home boasts durable drywall construction, flat ceilings, and recessed lighting for a bright, contemporary feel. The primary bedroom offers a generous walk-in closet, while the two additional bedrooms share a second full bathroom. Outside, enjoy a large yard with a storage shed and the convenience of a full year of fertilizer service already paid for by the seller. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today! This well-maintained home in the highly sought-after Woodland Ridge community is truly a must-see. Schedule your showing today and make it yours!

16. 2026-05-20
    listed $115,000 Active 1449-char remark

    Show marketing remark (1449 chars)

    Stunning Open-Concept Manufactured Home in Desirable Woodland Ridge! This beautifully updated 3-bedroom, 2-bath home is move-in ready and packed with modern upgrades. Featuring a spacious, open-concept layout, the large living room flows seamlessly into the island kitchen and dining area - perfect for entertaining family and friends. Recent updates include: New roof (2025) with transferable warranty New carpet throughout the living areas Newer luxury vinyl plank flooring in the kitchen, dining room, laundry room, and third bedroom New heat tape (2024) New kitchen sink and faucet Freshly installed upgraded cabinetry in the laundry room The home boasts durable drywall construction, flat ceilings, and recessed lighting for a bright, contemporary feel. The primary bedroom offers a generous walk-in closet, while the two additional bedrooms share a second full bathroom. Outside, enjoy a large yard with a storage shed and the convenience of a full year of fertilizer service already paid for by the seller. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today! This well-maintained home in the highly sought-after Woodland Ridge community is truly a must-see. Schedule your showing today and make it 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: $19,330
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$3,345
• Taxable income: $4,150
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $4,738/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 — Green Oak

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

Census & demographics

• County: Oakland County · 1,009,092 people
• 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

• 2026-05-20 Listed $115,000 MiRealSource-MiMLS
• 2026-05-20 Listed $115,000 REALCOMP