11413 Harbor Cv · Fenton, MI 48430

$39,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily · 129 Days on market

Built 1996 Average condition $33/sqft · 82% below area $850/mo HOA · 53% of rent ↓ 11% 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious ranch 3-bedroom, 2-bath manufactured home located in desirable Lake Fenton Estates, within the Lake Fenton School District. Offering 1,196 square feet of living space, this home features an open-concept floor plan perfect for everyday living and entertaining. The large living room flows seamlessly into the walk-through kitchen, which boasts ample cabinet and counter space for all your storage and prep needs. The primary bedroom includes a private en suite bathroom, while the two additional bedrooms are situated on the opposite side of the home, providing added privacy. A newly remodeled full bathroom adds modern style and convenience. Ideally located near the expressway, local shops, and dining, this home combines comfort, functionality, and a great location. Schedule your showing today!

Key facts

• Walk-through kitchen
• Great location
• Built 1996

Tags

• OPEN-CONCEPT FLOOR PLAN
• WALK-THROUGH KITCHEN
• PRIVATE EN SUITE BATHROOM
• NEWLY REMODELED FULL BATHROOM
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.0% in Fenton — 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 77/100 on livability (#130 in MI, #3,197 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Lake Fenton Community Schools (rural): math 40% / reading 52% proficiency, ranked #124 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $11k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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: 4.02% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 2.1

CMA / ARV

• ARV (median comp): $220,392
• List price: $39,900
• Delta: -81.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11383 Harbor Cv	0.17mi	3/2.0	1,196 (0%)	12mo	$65,000	$54	82
11312 N Lake Dr	0.31mi	3/2.0	1,248 (+4%)	2mo	$59,999	$48	77
2320 Belle Glade Ct	0.28mi	3/1.5	1,180 (-1%)	8mo	$248,000	$210	76
11426 Harbor Cv	0.07mi	3/2.0	1,300 (+9%)	11mo	$25,000	$19	73
11311 N Lake Dr	0.30mi	3/2.0	1,260 (+5%)	6mo	$57,000	$45	72
11367 N Lake Dr	0.19mi	3/2.0	1,144 (-4%)	18mo	$44,000	$38	69
2515 N Long Lake Rd	0.39mi	3/1.0	1,144 (-4%)	16mo	$240,000	$210	57
11510 Torrey Rd	0.61mi	3/1.5	1,152 (-4%)	8mo	$290,000	$252	56
2455 W Thompson Rd	0.48mi	3/2.0	1,297 (+8%)	9mo	$280,000	$216	56

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $2,404
• Equity at exit: $5,949

10-year hold

• IRR: 14.8%
• Equity multiple: 2.18×
• Total profit: $13,197
• Equity at exit: $3,450

Cash invested: $11,172 (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 48430

• Rents YoY: 2.6%
• Active inventory: 311
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$850
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $141

Break-even live

Break-even rent $1,425

Max offer price $39,900

Occupancy floor 86%

Sensitivity live

Price	-10% $169	-5% $155	+0% $141	+5% $127	+10% $113
Rent	-10% $14	-5% $78	+0% $141	+5% $204	+10% $268
Rate	-1.0pp $161	-0.5pp $151	base $141	+0.5pp $131	+1.0pp $120

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2366 Harbor Dr Unit 75 Fenton, MI	2.0	2.0	960	$1,299	$1.35	21d	1	0.09mi
11431 N Lake Dr Unit 94 Fenton, MI	4.0	2.0	1456	$1,699	$1.17	44d	1	0.09mi
2361 Oakgrove Dr Unit 52 Fenton, MI	3.0	2.0	1120	$1,499	$1.34	44d	1	0.14mi

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 129 DOM
2. 2026-06-17
   days on market $39,900 Active 128 DOM
3. 2026-06-16
   days on market $39,900 Active 127 DOM
4. 2026-06-15
   days on market $39,900 Active 126 DOM
5. 2026-06-14
   days on market $39,900 Active 124 DOM
6. 2026-06-13
   days on market $39,900 Active 123 DOM
7. 2026-06-10
   days on market $39,900 Active 121 DOM
8. 2026-06-09
   days on market $39,900 Active 120 DOM
9. 2026-06-08
   days on market $39,900 Active 119 DOM
10. 2026-06-07
    days on market $39,900 Active 118 DOM
11. 2026-06-03
    days on market $39,900 Active 114 DOM
12. 2026-06-02
    days on market $39,900 Active 113 DOM
13. 2026-06-01
    days on market $39,900 Active 112 DOM
14. 2026-05-31
    days on market $39,900 Active 111 DOM
15. 2026-05-30
    days on market $39,900 Active 110 DOM
16. 2026-04-22
    price $39,900 823-char remark

    Show marketing remark (823 chars)

    Welcome to this spacious ranch 3-bedroom, 2-bath manufactured home located in desirable Lake Fenton Estates, within the Lake Fenton School District. Offering 1,196 square feet of living space, this home features an open-concept floor plan perfect for everyday living and entertaining. The large living room flows seamlessly into the walk-through kitchen, which boasts ample cabinet and counter space for all your storage and prep needs. The primary bedroom includes a private en suite bathroom, while the two additional bedrooms are situated on the opposite side of the home, providing added privacy. A newly remodeled full bathroom adds modern style and convenience. Ideally located near the expressway, local shops, and dining, this home combines comfort, functionality, and a great location. Schedule your showing today!

17. 2026-04-21
    price $39,900 823-char remark

    Show marketing remark (823 chars)

    Welcome to this spacious ranch 3-bedroom, 2-bath manufactured home located in desirable Lake Fenton Estates, within the Lake Fenton School District. Offering 1,196 square feet of living space, this home features an open-concept floor plan perfect for everyday living and entertaining. The large living room flows seamlessly into the walk-through kitchen, which boasts ample cabinet and counter space for all your storage and prep needs. The primary bedroom includes a private en suite bathroom, while the two additional bedrooms are situated on the opposite side of the home, providing added privacy. A newly remodeled full bathroom adds modern style and convenience. Ideally located near the expressway, local shops, and dining, this home combines comfort, functionality, and a great location. Schedule your showing today!

18. 2026-02-09
    listed $44,900 Active 823-char remark

    Show marketing remark (823 chars)

    Welcome to this spacious ranch 3-bedroom, 2-bath manufactured home located in desirable Lake Fenton Estates, within the Lake Fenton School District. Offering 1,196 square feet of living space, this home features an open-concept floor plan perfect for everyday living and entertaining. The large living room flows seamlessly into the walk-through kitchen, which boasts ample cabinet and counter space for all your storage and prep needs. The primary bedroom includes a private en suite bathroom, while the two additional bedrooms are situated on the opposite side of the home, providing added privacy. A newly remodeled full bathroom adds modern style and convenience. Ideally located near the expressway, local shops, and dining, this home combines comfort, functionality, and a great location. Schedule your showing today!

19. 2026-02-09
    listed $44,900 Active 823-char remark

    Show marketing remark (823 chars)

    Welcome to this spacious ranch 3-bedroom, 2-bath manufactured home located in desirable Lake Fenton Estates, within the Lake Fenton School District. Offering 1,196 square feet of living space, this home features an open-concept floor plan perfect for everyday living and entertaining. The large living room flows seamlessly into the walk-through kitchen, which boasts ample cabinet and counter space for all your storage and prep needs. The primary bedroom includes a private en suite bathroom, while the two additional bedrooms are situated on the opposite side of the home, providing added privacy. A newly remodeled full bathroom adds modern style and convenience. Ideally located near the expressway, local shops, and dining, this home combines comfort, functionality, and a great location. Schedule your showing today!

ⓘ 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: $19,242
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$10,200
• − Depreciation: −$1,161
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $1,268/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

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home in Fenton, MI, requires minor cosmetic updates to its interior and exterior to enhance its value and appeal to potential buyers or renters.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathroom fixtures — Update needed for modern look.
• Moderate Exterior siding — Weathered appearance needs repair.
• Minor Interior walls/paint — Faded paint needs touch-up.
• Minor Landscaping — Could be improved for better curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics.
• Both Replace exterior siding — Fresh siding improves curb appeal and structural integrity.
• Both Landscaping upgrade — Improved landscaping enhances curb appeal and property value.
• Both Replace bathroom fixtures — Modern fixtures improve functionality and aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathroom fixtures · Update needed for modern look.	Minor	$500–3,000
Exterior siding · Weathered appearance needs repair.	Moderate	$3,000–15,000
Interior walls/paint · Faded paint needs touch-up.	Minor	$500–3,000
Landscaping · Could be improved for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics. ↑
• Both Replace exterior siding — Fresh siding improves curb appeal and structural integrity. ↑
• Both Landscaping upgrade — Improved landscaping enhances curb appeal and property value. ↑
• Both Replace bathroom fixtures — Modern fixtures improve functionality and aesthetics. ↑

ⓘ 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: Lake Fenton Community Schools
• NCES district ID: 2620670
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $65,788
• Composite: 40.93/100
• National rank: #3609
• State rank: #124 of 540 in MI

Livability — Fenton

• Score: 77/100
• State rank: #130
• US rank: #3197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Fenton, MI
• County: Livingston County · 121,626 people
• City population: 39,309
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

-11.1% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $39,900 MiRealSource-MiMLS
• 2026-04-21 Price Changed $39,900 REALCOMP
• 2026-02-09 Listed $44,900 REALCOMP
• 2026-02-09 Listed $44,900 MiRealSource-MiMLS