11033 Quail Run Ct · South Lyon, MI 48178

$84,900

3 bd · 2.0 ba · 1,680 sqft · Other · 93 Days on market

Built 2014 $51/sqft · 77% below area $895/mo HOA · 47% of rent ↓ 23% since listing

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Why this score? — see what drove the C- 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 +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11033 Quail Run Court in the desirable Woodland Ridge Manufactured Community! This spacious 3-bedroom, 2-bath home offers 1,680 sq ft of comfortable living space with an open layout perfect for both relaxing and entertaining. You'll love the fresh updates, including brand-new carpet and fresh paint throughout - making this home truly move-in ready. All appliances are included, so you can settle in with ease. A convenient storage shed provides extra space for your tools and outdoor items. Enjoy living in a community that offers great amenities and a welcoming atmosphere. Priced to sell and offering incredible value, this is one of the best deals for the money in the area. Motivated seller - don't miss your opportunity to make this home yours!

Key facts

• Great amenities
• Fresh paint
• Open layout

Tags

• OPEN LAYOUT
• FRESH UPDATES
• BRAND-NEW CARPET
• FRESH PAINT
• STORAGE SHED
• GREAT AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $37 ($448/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.8% in South Lyon — 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 83/100 on livability (#46 in MI, #953 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• 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; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 2.26% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $370,136
• List price: $84,900
• Delta: -77.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-10,802
• Equity at exit: $12,659

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-3,993
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$895
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $37

Break-even live

Break-even rent $1,876

Max offer price $84,900

Occupancy floor 93%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 Fountain View Cir South Lyon, MI	3.0	2.5	1650	$2,300	$1.39	43d	1	0.51mi
113 W Liberty St Unit 1 South Lyon, MI	3.0	1.0	1050	$1,700	$1.62	18d	1	1.31mi

HOA detail

• Monthly dues: $895 · $10,740/yr

Listing history 26 events

1. 2026-06-18
   days on market $84,900 Active 93 DOM
2. 2026-06-17
   days on market $84,900 Active 92 DOM
3. 2026-06-16
   days on market $84,900 Active 91 DOM
4. 2026-06-15
   days on market $84,900 Active 90 DOM
5. 2026-06-13
   days on market $84,900 Active 88 DOM
6. 2026-06-13
   days on market $84,900 Active 87 DOM
7. 2026-06-09
   days on market $84,900 Active 84 DOM
8. 2026-06-08
   days on market $84,900 Active 83 DOM
9. 2026-06-07
   days on market $84,900 Active 82 DOM
10. 2026-06-04
    days on market $84,900 Active 79 DOM
11. 2026-06-03
    days on market $84,900 Active 78 DOM
12. 2026-06-02
    days on market $84,900 Active 77 DOM
13. 2026-06-01
    days on market $84,900 Active 76 DOM
14. 2026-05-31
    days on market $84,900 Active 75 DOM
15. 2026-05-18
    price $84,900 762-char remark

    Show marketing remark (782 chars)

    Welcome to 11033 Quail Run Court in the desirable Woodland Ridge Manufactured Community! This spacious 3-bedroom, 2-bath home offers 1,680 sq ft of comfortable living space with an open layout perfect for both relaxing and entertaining. You’ll love the fresh updates, including brand-new carpet and fresh paint throughout—making this home truly move-in ready. All appliances are included, so you can settle in with ease. A convenient storage shed provides extra space for your tools and outdoor items. Enjoy living in a community that offers great amenities and a welcoming atmosphere. Priced to sell and offering incredible value, this is one of the best deals for the money in the area. Motivated seller—don’t miss your opportunity to make this home yours!

16. 2026-05-18
    price $84,900 782-char remark

    Show marketing remark (782 chars)

    Welcome to 11033 Quail Run Court in the desirable Woodland Ridge Manufactured Community! This spacious 3-bedroom, 2-bath home offers 1,680 sq ft of comfortable living space with an open layout perfect for both relaxing and entertaining. You’ll love the fresh updates, including brand-new carpet and fresh paint throughout—making this home truly move-in ready. All appliances are included, so you can settle in with ease. A convenient storage shed provides extra space for your tools and outdoor items. Enjoy living in a community that offers great amenities and a welcoming atmosphere. Priced to sell and offering incredible value, this is one of the best deals for the money in the area. Motivated seller—don’t miss your opportunity to make this home yours!

17. 2026-03-17
    listed $94,900 Active 782-char remark

    Show marketing remark (762 chars)

    Welcome to 11033 Quail Run Court in the desirable Woodland Ridge Manufactured Community! This spacious 3-bedroom, 2-bath home offers 1,680 sq ft of comfortable living space with an open layout perfect for both relaxing and entertaining. You'll love the fresh updates, including brand-new carpet and fresh paint throughout - making this home truly move-in ready. All appliances are included, so you can settle in with ease. A convenient storage shed provides extra space for your tools and outdoor items. Enjoy living in a community that offers great amenities and a welcoming atmosphere. Priced to sell and offering incredible value, this is one of the best deals for the money in the area. Motivated seller - don't miss your opportunity to make this home yours!

18. 2026-03-17
    listed $94,900 Active 762-char remark

    Show marketing remark (762 chars)

    Welcome to 11033 Quail Run Court in the desirable Woodland Ridge Manufactured Community! This spacious 3-bedroom, 2-bath home offers 1,680 sq ft of comfortable living space with an open layout perfect for both relaxing and entertaining. You'll love the fresh updates, including brand-new carpet and fresh paint throughout - making this home truly move-in ready. All appliances are included, so you can settle in with ease. A convenient storage shed provides extra space for your tools and outdoor items. Enjoy living in a community that offers great amenities and a welcoming atmosphere. Priced to sell and offering incredible value, this is one of the best deals for the money in the area. Motivated seller - don't miss your opportunity to make this home yours!

19. 2026-03-02
    historical
20. 2026-03-02
    historical
21. 2026-03-01
    status Active
22. 2026-03-01
    historical
23. 2026-02-18
    price $99,999
24. 2026-02-17
    price $99,999
25. 2025-11-06
    listed $110,000 Active
26. 2025-11-06
    listed $110,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,074
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$10,740
• − Depreciation: −$2,470
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $515/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 — South Lyon

• Score: 83/100
• State rank: #46
• US rank: #953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lyon, MI
• County: Oakland County · 1,009,092 people
• City population: 37,789
• 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 (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

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 · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

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

-22.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $84,900 REALCOMP
• 2026-03-17 Listed $94,900 REALCOMP
• 2026-03-17 Listed $94,900 MiRealSource-MiMLS
• 2026-03-02 Listing Removed — REALCOMP
• 2026-03-02 Listing Removed — MiRealSource-MiMLS
• 2026-03-01 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Price Changed $99,999 MiRealSource-MiMLS
• 2026-02-17 Price Changed $99,999 REALCOMP
• 2025-11-06 Listed $110,000 REALCOMP
• 2025-11-06 Listed $110,000 MiRealSource-MiMLS