11047 Silver View Ct · Whitmore Lake, MI 48178

$95,000

2 bd · 1.0 ba · 616 sqft · SingleFamily · 45 Days on market

Built 2024 Fair condition 4,356 sqft lot $154/sqft · 64% below area $675/mo HOA · 54% of rent

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Why this score? — see what drove the F 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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Cash flow +2.3/30.0
• Condition / age +2.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect getaway. All sports lake access with no property taxes! Financing available! Unbeatable price for near lakefront living! This never lived in home is equipped with all the amenities you could need for relaxation or celebration. Enjoy 2 spacious bedrooms and a well appointed bathroom whenever you're not basking in your new lake lifestyle. One month of free lot rent with accepted offer before June 1st! This is a manufactured home on leased land the HOA reflects lot rent which includes water. Home is across the street from water. Manufactured home loans can be accepted!

Key facts

• 4,356 sq ft lot
• Built 2024
• Listed 45 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $675 (includes water); Park directions: once entering Silver Lake Mobile Home Park go right to Silver View Ct; Cross streets: Silver Lake Rd and Silverside Drive; Pets: case-by-case (contact association)

Exterior

• Parking: No garage
• Utilities: Private well water; Shared septic
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding exterior
• Construction: Pillar/post/pier foundation
• Exterior features: Cul-de-sac lot; Lake privileges (Silver Lake); Paved roads on a private road with private maintenance; Lot dimensions approximately 48 x 20

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Electric water heater; Range hood; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $46k (51.6% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $46k (51.6% below list) — sets the bar for cash-flow.
• Cap rate 2.0% vs local median 2.6% in Whitmore Lake — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#279 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Brighton Area Schools (suburban): math 59% / reading 69% proficiency, ranked #22 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawkins Elementary School (math 67% / reading 62%, grade B, #132 of 1,397 statewide, top 11%, 549 students, 15% FRL); Scranton Middle School (math 56% / reading 71%, grade B+, #42 of 493 statewide, top 8%, 828 students, 16% FRL); Brighton High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 1,961 students, 13% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 350 active listings in the ZIP; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 11% 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 $657 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $46,017 (51.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.32% ✓
• Cap rate: 2.02%
• Cash-on-cash: -15.27%
• DSCR: 0.32
• GRM: 6.3

CMA / ARV

• ARV (median comp): $260,998
• List price: $95,000
• Delta: -63.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -44.7%
• Equity multiple: -0.37×
• Total profit: $-36,520
• Equity at exit: $14,165

10-year hold

• IRR: -74.1%
• Equity multiple: -1.17×
• Total profit: $-57,801
• Equity at exit: $8,214

Cash invested: $26,600 (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: 350
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$675
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-339

Break-even live

Break-even rent $1,685

Max offer price $46,017

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-306	+0% $-339	+5% $-371	+10% $-404
Rent	-10% $-438	-5% $-388	+0% $-339	+5% $-289	+10% $-239
Rate	-1.0pp $-291	-0.5pp $-314	base $-339	+0.5pp $-363	+1.0pp $-388

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $675 · $8,100/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-21
   days on market $95,000 Active 45 DOM
2. 2026-06-18
   days on market $95,000 Active 42 DOM
3. 2026-06-17
   days on market $95,000 Active 41 DOM
4. 2026-06-16
   days on market $95,000 Active 40 DOM
5. 2026-06-15
   days on market $95,000 Active 39 DOM
6. 2026-06-13
   days on market $95,000 Active 37 DOM
7. 2026-06-13
   days on market $95,000 Active 36 DOM
8. 2026-06-09
   days on market $95,000 Active 33 DOM
9. 2026-06-08
   days on market $95,000 Active 32 DOM
10. 2026-06-07
    days on market $95,000 Active 31 DOM
11. 2026-06-04
    days on market $95,000 Active 28 DOM
12. 2026-06-03
    days on market $95,000 Active 27 DOM
13. 2026-06-02
    days on market $95,000 Active 26 DOM
14. 2026-06-01
    days on market $95,000 Active 25 DOM
15. 2026-05-31
    days on market $95,000 Active 24 DOM
16. 2026-05-07
    listed $95,000 Active 563-char remark

    Show marketing remark (584 chars)

    The perfect getaway. All sports lake access with no property taxes! Financing available! Unbeatable price for near lakefront living! This never lived in home is equipped with all the amenities you could need for relaxation or celebration. Enjoy 2 spacious bedrooms and a well appointed bathroom whenever you're not basking in your new lake lifestyle. One month of free lot rent with accepted offer before June 1st! This is a manufactured home on leased land the HOA reflects lot rent which includes water. Home is across the street from water. Manufactured home loans can be accepted!

17. 2026-05-07
    listed $95,000 Active 564-char remark

    Show marketing remark (584 chars)

    The perfect getaway. All sports lake access with no property taxes! Financing available! Unbeatable price for near lakefront living! This never lived in home is equipped with all the amenities you could need for relaxation or celebration. Enjoy 2 spacious bedrooms and a well appointed bathroom whenever you're not basking in your new lake lifestyle. One month of free lot rent with accepted offer before June 1st! This is a manufactured home on leased land the HOA reflects lot rent which includes water. Home is across the street from water. Manufactured home loans can be accepted!

18. 2026-03-18
    historical
19. 2026-03-18
    price $90,000
20. 2026-03-18
    historical
21. 2026-03-18
    price $90,000
22. 2025-10-09
    price $67,900
23. 2025-10-08
    price $67,900
24. 2025-10-08
    listed $68,000 Active
25. 2025-10-08
    listed $68,000 Active

ⓘ 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: $15,084
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$8,100
• − Depreciation: −$2,764
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-2,763/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include exterior siding, flooring, and interior walls.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both Painting and repainting the exterior siding — Enhances curb appeal and value
• Both Replacing worn carpet with new flooring — Improves comfort and aesthetics
• Both Painting interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting the exterior siding — Enhances curb appeal and value ↑
• Both Replacing worn carpet with new flooring — Improves comfort and aesthetics ↑
• Both Painting interior walls — Enhances interior appearance and 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: Brighton Area Schools
• NCES district ID: 2606870
• Math proficiency: 59% ▼ -3.00%
• Reading proficiency: 69% ▼ -2.00%
• Median HH income: $84,114
• Composite: 57.62/100
• National rank: #1062
• State rank: #22 of 540 in MI

Livability — Whitmore Lake

• Score: 71/100
• State rank: #279
• US rank: #6864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 13,893
• 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

+39.7% since first listed

10 events — show timeline

• 2026-05-07 Listed $95,000 REALCOMP
• 2026-05-07 Listed $95,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $90,000 REALCOMP
• 2026-03-18 Listing Removed — REALCOMP
• 2026-03-18 Price Changed $90,000 MiRealSource-MiMLS
• 2026-03-18 Listing Removed — MiRealSource-MiMLS
• 2025-10-09 Price Changed $67,900 MiRealSource-MiMLS
• 2025-10-08 Price Changed $67,900 REALCOMP
• 2025-10-08 Listed $68,000 REALCOMP
• 2025-10-08 Listed $68,000 MiRealSource-MiMLS