302 Salvia Rd · Temperance, MI 48133

$49,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 41 Days on market

Built 1997 Average condition 3,600 sqft lot $33/sqft · 86% below area $500/mo HOA · 26% of rent

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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
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

Key facts

• Covered deck
• Inground pool
• Community room

Tags

• COVERED DECK
• COMMUNITY ROOM
• INGROUND POOL

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $662 ($8k/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 72/100 on livability (#229 in MI) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bedford Public Schools (suburban): math 33% / reading 53% proficiency, ranked #150 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Monroe County population projected at -20% 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 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 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 26% of rent.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.82% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.83%
• DSCR: 3.53
• GRM: 2.2

CMA / ARV

• ARV (median comp): $359,443
• List price: $49,900
• Delta: -86.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8265 Grande Lake Cir	0.16mi	3/2.0	1,562 (+4%)	11mo	$345,000	$221	76
8256 Jackman Rd	0.46mi	3/1.5	1,442 (-4%)	1mo	$275,000	$191	70
8883 Tanglewood Rd	0.69mi	3/2.0	1,469 (-2%)	1mo	$301,000	$205	64
1192 Oakmont Dr	0.56mi	4/1.5 (+1)	1,524 (+2%)	7mo	$250,000	$164	58
950 Fairfield Ave	0.70mi	3/2.5	1,520 (+1%)	7mo	$255,000	$168	58
1127 Oakmont Dr	0.64mi	3/2.0	1,332 (-11%)	0mo	$260,000	$195	51
1115 Birchwood Dr	0.71mi	3/1.0	1,472 (-2%)	11mo	$286,000	$194	51
8724 Lewis Ave	0.71mi	3/2.0	1,556 (+4%)	16mo	$205,000	$132	47
1609 Meadowbrook Way	0.60mi	3/2.0	1,665 (+11%)	9mo	$305,000	$183	46
1344 Meadowbrook Way St	0.46mi	3/1.5	1,676 (+12%)	14mo	$299,900	$179	45
1625 Meadowbrook Way	0.61mi	3/2.0	1,708 (+14%)	7mo	$245,000	$143	43
1103 Birchwood Dr	0.72mi	3/1.5	1,318 (-12%)	10mo	$216,000	$164	36

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: 55.6%
• Equity multiple: 3.46×
• Total profit: $34,393
• Equity at exit: $7,440

10-year hold

• IRR: 60.7%
• Equity multiple: 7.13×
• Total profit: $85,580
• Equity at exit: $4,314

Cash invested: $13,972 (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 48133

• Active inventory: 41
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$500
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $662

Break-even live

Break-even rent $1,069

Max offer price $49,900

Occupancy floor 60%

Sensitivity live

Price	-10% $696	-5% $679	+0% $662	+5% $644	+10% $627
Rent	-10% $511	-5% $586	+0% $662	+5% $737	+10% $812
Rate	-1.0pp $687	-0.5pp $674	base $662	+0.5pp $649	+1.0pp $636

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Sanctuary Way Temperance, MI	2.0	2.0	1294	$1,907	$1.47	15d	5	1.02mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-15
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

2. 2026-05-15
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

3. 2026-04-20
   status Active 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

4. 2026-04-20
   status Active 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

5. 2026-04-14
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

6. 2026-04-14
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

7. 2026-04-13
   status Active 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

8. 2026-04-13
   status Active 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

9. 2026-03-29
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

10. 2026-03-29
    status Pending 300-char remark

    Show marketing remark (300 chars)

    Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

11. 2026-03-13
    listed $49,900 Active 300-char remark

    Show marketing remark (300 chars)

    Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

12. 2026-03-13
    listed $49,900 Active 300-char remark

    Show marketing remark (300 chars)

    Very nice 3 bedroom manufactured home with 2 full baths, huge living area, large covered deck at rear of home. All appliances can be included with sale of home. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park, which has parks, a community room and an inground pool.

ⓘ 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 ≥101°F today · 16 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: $22,884
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$6,000
• − Depreciation: −$1,452
• Taxable income: $7,978
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,026/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 manufactured home is in average condition with some minor repairs and maintenance needed. Painting the interior walls and landscaping can significantly increase its value.

Repairs flagged

• Minor interior walls/paint — The interior walls and paint show some minor wear.
• Minor landscaping — The landscaping shows some minor wear and could benefit from some maintenance.

Value-add opportunities

• Both paint interior walls — Painting interior walls can improve the home's appearance and increase its value.
• Both landscape — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls/paint · The interior walls and paint show some minor wear.	Minor	$500–3,000
landscaping · The landscaping shows some minor wear and could benefit from some maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Painting interior walls can improve the home's appearance and increase its value. ↑
• Both landscape — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑

ⓘ 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: Bedford Public Schools
• NCES district ID: 2604470
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $63,784
• Composite: 38.22/100
• National rank: #4252
• State rank: #150 of 540 in MI

Livability — Temperance

• Score: 72/100
• State rank: #229
• US rank: #5788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temperance, MI
• County: Monroe · 31,363 people
• City population: 20,705
• Metro: Monroe, MI
• Population (ZIP): 6,711
• Household income: $65,867
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 33.5

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.33%
• Current HPI: 152.4502
• 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
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+0.0% since first listed

12 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-04-20 Relisted — REALCOMP
• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-14 Pending — REALCOMP
• 2026-04-13 Relisted — MiRealSource-MiMLS
• 2026-04-13 Relisted — REALCOMP
• 2026-03-29 Pending — MiRealSource-MiMLS
• 2026-03-29 Pending — REALCOMP
• 2026-03-13 Listed $49,900 REALCOMP
• 2026-03-13 Listed $49,900 MiRealSource-MiMLS