Is 11160 Walden Ct in Green Oak, MI a good investment?

CashFlowRE grades it B- with a 8.5% cap rate and $208/mo modeled cash flow at a $112,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11160 Walden Ct?

The modeled cap rate is 8.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,243/month, from CashFlowRE's rent model.

B- Composite 65.32

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 +23.4/30.0
ARV discount +14.5/15.0
DSCR +7.5/10.0
1% rule +6.1/10.0
Schools +5.4/10.0
Appreciation +5.0/10.0
Condition / age +4.0/5.0
Rent growth +2.5/5.0
Livability +2.5/5.0
Manufactured-home adj. -5.7

$112,000

11160 Walden Ct · Green Oak, MI 48178 6623

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 78 Days on market

Manufactured home Built 2016 Good condition 4,356 sqft lot $71/sqft · 16% below area Est $133k · 16% under ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath manufactured listed at $112k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $208 ($2k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $112k).
Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
Cap rate 8.5% vs local median 2.3% in Green Oak — 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: 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: 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

In year one you build about $4k of equity ($774 loan paydown + $3k appreciation (3.0% local appreciation)).
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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 78 days — a 6% lower offer ($105k) 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 $105,280 (6.0% below list)

Questions for the listing agent

It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 1.11% ✓
Cap rate: 8.52%
Cash-on-cash: 7.95%
DSCR: 1.35
GRM: 7.5

CMA / ARV

ARV (median comp): $132,800
List price: $112,000
Delta: -15.66%
Verdict: UNDERPRICED
Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11112 Hickory Tree Ct	0.06mi	3/2.0	1,680 (+7%)	0mo	$140,000	$83	85
11186 Chestnut Hill Ct	0.15mi	3/2.0	1,680 (+7%)	0mo	$140,000	$83	81
11109 Indianwood Ct	0.09mi	3/2.0	1,600 (+2%)	17mo	$149,900	$94	78
11730 Cedarbrook Dr	0.16mi	4/2.0 (+1)	1,800 (+15%)	1mo	$132,800	$74	62
11214 Woodchester Ct	0.35mi	4/2.0 (+1)	1,792 (+14%)	1mo	$95,000	$53	54

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: 14.9%
Equity multiple: 1.85×
Total profit: $26,747
Equity at exit: $50,360

10-year hold

IRR: 16.7%
Equity multiple: 3.45×
Total profit: $76,710
Equity at exit: $77,611

Cash invested: $31,360 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 11 active · 5 under contract
Months of supply: 16.5 mo (6%/mo absorbed)
Median asking: $99,900 ($63/sqft)
Median days on market: 46 d
This list price: 73% of active listings are priced below it
ARV vs active asking: +34.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48178 6623

Active inventory: 2
Price-to-rent: 7.5×

Monthly cashflow live

Estimated rent: $1,243 medium interval (Pro) →
Mortgage (P&I): −$587
Tax est. 1.5%: −$140 /mo · $1,680/yr
Insurance: −$47
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$261
Net cashflow: $208

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 78%

Sensitivity live

Price	-10% $285	-5% $247	+0% $208	+5% $169	+10% $130
Rent	-10% $110	-5% $159	+0% $208	+5% $257	+10% $306
Rate	-1.0pp $264	-0.5pp $236	base $208	+0.5pp $179	+1.0pp $149

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: $28,000
Closing costs: $3,360
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	$1,649	$0.98	24d	1	0.43mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	93d	1	0.51mi

Property features AI

Finance

Other: Property sits on leased land (legal description on file)Paved street frontage; frontage approximately 50 feetLocated in a township (Howell Twp), mail city South Lyon
HOA & community: ClubhouseExercise/fitness roomSidewalks

Exterior

Parking: Private road access
Utilities: Public water220 volt electric with circuit breakerNatural gas
Home design: Manufactured home in an MH ParkOne-storyBuilt in 2016
Construction: Vinyl sidingPiers foundation
Exterior features: PorchHas pool

Interior

Kitchen: Kitchen on entry level (13 x 13)Range/OvenMicrowaveRefrigeratorDishwasherDisposal
Bedrooms: Primary bedroom on entry level (15 x 13) with carpetSecond bedroom on entry level (14 x 13) with carpetThird bedroom on entry level (9 x 13)
Flooring: Carpet in bedrooms and living room
Bathrooms: 2 full bathrooms (both on entry level)Bathroom one approximately 8 x 6Bathroom two approximately 10 x 5
Heating & cooling: Forced air heatingCentral A/CCeiling fans
Interior features: Cable/Internet availableIndoor poolTotal of 9 rooms
Laundry & utility: Laundry on entry level (14 x 7)WasherDryer

Listing history 50 events

2026-08-06

days on market $112,000 Active 78 DOM
2026-08-05

days on market $112,000 Active 77 DOM
2026-08-04

days on market $112,000 Active 76 DOM
2026-08-03

days on market $112,000 Active 75 DOM
2026-07-31

days on market $112,000 Active 72 DOM
2026-07-30

days on market $112,000 Active 71 DOM
2026-07-30

days on market $112,000 Active 70 DOM
2026-07-28

days on market $112,000 Active 69 DOM
2026-07-26

days on market $112,000 Active 67 DOM
2026-07-24

days on market $112,000 Active 65 DOM
2026-07-23

remarks 699-char remark
2026-07-23

listing id $112,000 Active 64 DOM
2026-07-23

days on market $112,000 Active 64 DOM
2026-07-22

days on market $112,000 Active 63 DOM
2026-07-21

days on market $112,000 Active 62 DOM
2026-07-20

days on market $112,000 Active 61 DOM
2026-07-18

days on market $112,000 Active 59 DOM
2026-07-18

days on market $112,000 Active 58 DOM
2026-07-16

days on market $112,000 Active 57 DOM
2026-07-15

days on market $112,000 Active 56 DOM
2026-07-14

days on market $112,000 Active 55 DOM
2026-07-13

days on market $112,000 Active 54 DOM
2026-07-13

days on market $112,000 Active 53 DOM
2026-07-11

days on market $112,000 Active 52 DOM
2026-07-10

days on market $112,000 Active 51 DOM
2026-07-09

pricedays on market $112,000 Active 50 DOM
2026-07-07

days on market $115,000 Active 48 DOM
2026-07-06

days on market $115,000 Active 47 DOM
2026-07-06

days on market $115,000 Active 46 DOM
2026-07-05

days on market $115,000 Active 45 DOM
2026-07-03

days on market $115,000 Active 44 DOM
2026-07-02

days on market $115,000 Active 43 DOM
2026-07-01

days on market $115,000 Active 42 DOM
2026-06-30

days on market $115,000 Active 41 DOM
2026-06-29

days on market $115,000 Active 40 DOM
2026-06-28

days on market $115,000 Active 39 DOM
2026-06-27

days on market $115,000 Active 38 DOM
2026-06-26

days on market $115,000 Active 37 DOM
2026-06-24

days on market $115,000 Active 35 DOM
2026-06-22

days on market $115,000 Active 33 DOM
2026-06-21

days on market $115,000 Active 32 DOM
2026-06-18

days on market $115,000 Active 29 DOM
2026-06-17

days on market $115,000 Active 28 DOM
2026-06-16

days on market $115,000 Active 27 DOM
2026-06-15

days on market $115,000 Active 26 DOM
2026-06-13

days on market $115,000 Active 24 DOM
2026-06-13

days on market $115,000 Active 23 DOM
2026-06-09

days on market $115,000 Active 20 DOM
2026-06-08

days on market $115,000 Active 19 DOM
2026-06-07

days on market $115,000 Active 18 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $14,914
− Mortgage interest: −$6,274
− Property taxes: −$1,680
− Insurance: −$560
− Repairs & maintenance: −$1,193
− Management: −$1,193
− Depreciation: −$3,258
Taxable income: $756

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$181
After-tax cash flow: $2,312/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This move-in ready, well-maintained home features updated interiors and a fresh roof, making it an attractive option for buyers or renters.

Components & finishes AI

Roof asphalt shingle · good Flooring wood Counters granite Appliances black HVAC central · new lt5

Value-add opportunities

Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and home value ↑
Both Replace light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary William A Brummer Elementary School D- MI #473/1,397 Nat'l #15,585/41,679 High South Lyon High School B- MI #66/713 Nat'l #3,404/17,239

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

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%

Not yet ingested

Political lean: —
Race & ethnicity: —
Common origin: —
Civics: —

Market trends

HPI YoY: —
Current HPI: —
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
#249 Lear Southfield $23.5B #250 BorgWarner Auburn Hills $14.2B #306 Autolivery Auburn Hills $10.4B
Automotive	2	$372B
#18 General Motors Detroit $187.4B #19 Ford Motor Dearborn $185.0B
Chemicals	1	$45B
#102 Dow Midland $44.6B
Automotive Retail	1	$29B
#225 Penske Automotive Group Bloomfield Hills $29.4B
Healthcare / Medical Devices	1	$23B
#156 Stryker Kalamazoo $22.6B
Automotive Technology	1	$20B
#341 Aptiv Dublin $19.8B

Price history

-2.6% since first listed

4 events — show timeline

2026-07-09 Price Changed $112,000 MiRealSource-MiMLS
2026-07-08 Price Changed $112,000 REALCOMP
2026-05-20 Listed $115,000 REALCOMP
2026-05-20 Listed $115,000 MiRealSource-MiMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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