29220 Tanglewood · Huron, MI 48134

$49,999

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 36 Days on market

Built 1997 Good condition 4,356 sqft lot $28/sqft · 87% below area ↓ 9% 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
• Condition / age +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 3-bedroom, 2-bath manufactured home in the desirable Country Meadows Manufactured Home Community offers nearly 1,800 square feet of living space. The home features newer carpet and has been freshly painted throughout. Spacious primary suite with private bath, soaking tub, and separate shower. Large kitchen with plenty of room for cooking and gathering. Additional highlights include a large private driveway and a peaceful setting overlooking a large field. New roof in 2014 and hot water heater in 2026. The community offers a clubhouse, two playgrounds, basketball court, and is pet friendly. Enjoy no property taxes on the home and affordable lot rent of $799 per month. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

Key facts

• Private driveway
• Private bath
• Soaking tub

Tags

• UPDATED MANUFACTURED HOME
• PRIVATE BATH
• SOAKING TUB
• LARGE KITCHEN
• PRIVATE DRIVEWAY
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: Community clubhouse

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Built above grade: 1,792 finished square feet
• Exterior features: Paved road access; Shed(s); Clubhouse (community feature)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Crawl space
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $49,999 price doesn't fit this home's estimated sale value (~$379,496) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% 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.
• Flat Rock Community Schools (suburban): math 26% / reading 37% proficiency, ranked #326 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $345 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.47% ✓
• Cap rate: 30.91%
• Cash-on-cash: 87.90%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (median comp): $379,496
• List price: $49,999
• Delta: -86.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29308 Pine	0.17mi	3/2.0	1,680 (-6%)	14mo	$30,000	$18	69
28289 Spruce St	0.18mi	3/2.0	1,568 (-12%)	2mo	$45,500	$29	69
2595 Will Carleton Rd	0.54mi	3/2.0	1,842 (+3%)	11mo	$483,000	$262	61
29319 Maple Dr	0.06mi	4/2.0 (+1)	1,568 (-12%)	13mo	$39,000	$25	61
3337 Will Carleton Rd	0.29mi	3/1.5	2,000 (+12%)	10mo	$275,000	$138	57
27570 Cardinal Ct	0.73mi	4/2.5 (+1)	1,841 (+3%)	16mo	$334,900	$182	41

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: 88.5%
• Equity multiple: 5.09×
• Total profit: $57,239
• Equity at exit: $7,455

10-year hold

• IRR: 91.5%
• Equity multiple: 10.58×
• Total profit: $134,053
• Equity at exit: $4,323

Cash invested: $14,000 (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 48134

• Active inventory: 82
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,026

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 36%

Sensitivity live

Price	-10% $1,060	-5% $1,043	+0% $1,026	+5% $1,008	+10% $991
Rent	-10% $888	-5% $957	+0% $1,026	+5% $1,094	+10% $1,163
Rate	-1.0pp $1,051	-0.5pp $1,038	base $1,026	+0.5pp $1,013	+1.0pp $999

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Will Carleton Rd Flat Rock, MI	2.0–3.0	2.0	1391	$1,499	$1.08	0d	1	0.26mi

Listing history 15 events

1. 2026-06-18
   days on market $49,999 Active 36 DOM
2. 2026-06-17
   days on market $49,999 Active 35 DOM
3. 2026-06-16
   days on market $49,999 Active 34 DOM
4. 2026-06-15
   days on market $49,999 Active 33 DOM
5. 2026-06-13
   pricedays on market $49,999 Active 31 DOM
6. 2026-06-09
   days on market $55,000 Active 27 DOM
7. 2026-06-08
   days on market $55,000 Active 26 DOM
8. 2026-06-07
   days on market $55,000 Active 25 DOM
9. 2026-06-04
   days on market $55,000 Active 22 DOM
10. 2026-06-03
    days on market $55,000 Active 21 DOM
11. 2026-06-02
    days on market $55,000 Active 20 DOM
12. 2026-06-01
    days on market $55,000 Active 19 DOM
13. 2026-05-31
    days on market $55,000 Active 18 DOM
14. 2026-05-13
    listed $55,000 Active 864-char remark

    Show marketing remark (864 chars)

    This beautifully updated 3-bedroom, 2-bath manufactured home in the desirable Country Meadows Manufactured Home Community offers nearly 1,800 square feet of living space. The home features newer carpet and has been freshly painted throughout. Spacious primary suite with private bath, soaking tub, and separate shower. Large kitchen with plenty of room for cooking and gathering. Additional highlights include a large private driveway and a peaceful setting overlooking a large field. New roof in 2014 and hot water heater in 2026. The community offers a clubhouse, two playgrounds, basketball court, and is pet friendly. Enjoy no property taxes on the home and affordable lot rent of $799 per month. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

15. 2026-05-13
    listed $55,000 Active 864-char remark

    Show marketing remark (864 chars)

    This beautifully updated 3-bedroom, 2-bath manufactured home in the desirable Country Meadows Manufactured Home Community offers nearly 1,800 square feet of living space. The home features newer carpet and has been freshly painted throughout. Spacious primary suite with private bath, soaking tub, and separate shower. Large kitchen with plenty of room for cooking and gathering. Additional highlights include a large private driveway and a peaceful setting overlooking a large field. New roof in 2014 and hot water heater in 2026. The community offers a clubhouse, two playgrounds, basketball court, and is pet friendly. Enjoy no property taxes on the home and affordable lot rent of $799 per month. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent 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: $20,826
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$1,455
• Taxable income: $12,239
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $9,369/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 · 17 photos

Good 75/100 Cosmetic rehab

This updated 3-bedroom, 2-bath manufactured home in Country Meadows is in good condition with a fresh paint job and new carpet. It offers a spacious layout and a peaceful setting, making it a great investment opportunity.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and value.
• Resale Replace the carpet in the bedrooms — New carpet can improve the home's appearance and comfort.
• Rental Clean and organize the laundry room — A well-organized laundry room can attract renters and improve the home's rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and value. ↑
• Resale Replace the carpet in the bedrooms — New carpet can improve the home's appearance and comfort. ↑
• Rental Clean and organize the laundry room — A well-organized laundry room can attract renters and improve the home's rental value. ↑

ⓘ 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: Flat Rock Community Schools
• NCES district ID: 2607080
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $55,015
• Composite: 27.89/100
• National rank: #6871
• State rank: #326 of 540 in MI

Livability — Huron

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

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,935
• Household income: $92,076
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 228.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Black 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -223.42%
• Current HPI: 232.7533
• 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

-9.1% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $49,999 MiRealSource-MiMLS
• 2026-06-11 Price Changed $49,999 REALCOMP
• 2026-05-13 Listed $55,000 REALCOMP
• 2026-05-13 Listed $55,000 MiRealSource-MiMLS