6174 Robert Cir · Ypsilanti, MI 48197

$70,000

4 bd · 2.0 ba · 1,900 sqft · Manufactured · 37 Days on market

Built 1998 Good condition

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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
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rook 50yr warranty Furnace 10yr warranty New plumbing, light fixtures. Updated throughout, LOT AMENITIES: Basketball court, playground, clubhouse, pool, catch and release fishing, kayaking( in back yard) new flooring, freshly painted.

Key facts

• New plumbing
• 10yr warranty
• Light fixtures

Tags

• 50YR WARRANTY
• 10YR WARRANTY
• NEW PLUMBING
• LIGHT FIXTURES
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 3.7% in Ypsilanti — 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 81/100 on livability (#71 in MI, #1,539 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Middle School (math 18% / reading 34%, grade F, #383 of 493 statewide, top 78%, 734 students, 56% FRL); Lincoln Senior High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 927 students, 45% FRL).
• Market conditions: Rents rising (+3.4%/yr); 245 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 2.34% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.75%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.09×
• Total profit: $41,036
• Equity at exit: $10,437

10-year hold

• IRR: 53.6%
• Equity multiple: 6.35×
• Total profit: $104,946
• Equity at exit: $6,052

Cash invested: $19,600 (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 48197

• Rents YoY: 3.4%
• Active inventory: 245
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $813

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 45%

Sensitivity live

Price	-10% $861	-5% $837	+0% $813	+5% $788	+10% $764
Rent	-10% $683	-5% $748	+0% $813	+5% $877	+10% $942
Rate	-1.0pp $848	-0.5pp $830	base $813	+0.5pp $795	+1.0pp $776

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6175 E Adams Van Buren Township, MI	3.0	2.0	1248	$540	$0.43	26d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   days on market $70,000 Active 37 DOM
2. 2026-06-18
   days on market $70,000 Active 34 DOM
3. 2026-06-17
   days on market $70,000 Active 33 DOM
4. 2026-06-16
   days on market $70,000 Active 32 DOM
5. 2026-06-15
   days on market $70,000 Active 31 DOM
6. 2026-06-14
   days on market $70,000 Active 29 DOM
7. 2026-06-10
   days on market $70,000 Active 26 DOM
8. 2026-06-09
   days on market $70,000 Active 25 DOM
9. 2026-06-08
   days on market $70,000 Active 24 DOM
10. 2026-06-07
    days on market $70,000 Active 23 DOM
11. 2026-06-05
    days on market $70,000 Active 20 DOM
12. 2026-06-03
    days on market $70,000 Active 19 DOM
13. 2026-06-02
    days on market $70,000 Active 18 DOM
14. 2026-06-01
    days on market $70,000 Active 17 DOM
15. 2026-05-31
    days on market $70,000 Active 16 DOM
16. 2026-05-30
    days on market $70,000 Active 15 DOM
17. 2026-05-13
    status Under Contract 238-char remark

    Show marketing remark (238 chars)

    Rook 50yr warranty Furnace 10yr warranty New plumbing, light fixtures. Updated throughout, LOT AMENITIES: Basketball court, playground, clubhouse, pool, catch and release fishing, kayaking( in back yard) new flooring, freshly painted.

18. 2026-05-12
    listed $70,000 Active 238-char remark

    Show marketing remark (238 chars)

    Rook 50yr warranty Furnace 10yr warranty New plumbing, light fixtures. Updated throughout, LOT AMENITIES: Basketball court, playground, clubhouse, pool, catch and release fishing, kayaking( in back yard) new flooring, freshly painted.

19. 2026-05-11
    listed $70,000 Active 238-char remark

ⓘ 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: $19,692
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$2,036
• Taxable income: $9,184
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $7,548/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with neutral aesthetics and fresh paint. Simple updates like exterior painting and new light fixtures can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Ypsilanti

• Score: 81/100
• State rank: #71
• US rank: #1539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washtenaw County · 306,860 people
• City population: 105,769
• Metro: Ann Arbor, MI
• Population (ZIP): 66,525
• Household income: $73,737
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3134.0

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 23% Two or more races 9% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Arabic 3%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.94%
• Current HPI: 217.0173
• Rent YoY: ▲ 3.36%
• Metro: Ann Arbor, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $70,000 FSBO.com
• 2026-05-11 Listed $70,000 Fizber.com