316 W Michigan Ave #28 · Clinton, MI 49236

$65,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 94 Days on market

Built 2009 Average condition Est $65k · at est.

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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 +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Double-Wide Home on a Wooded Perimeter Lot - Water Wheel Community, Clinton MI Welcome to this spacious 3-bedroom, 2-bath double-wide home located on a desirable wooded perimeter lot in the Water Wheel Community. This home offers privacy, comfort, and a functional layout perfect for everyday living. Step inside to a large open-concept kitchen and dining area with vaulted ceilings that create a bright and airy feel. The kitchen offers plenty of cabinet and counter space and flows seamlessly into the dining and living areas, making it ideal for entertaining. The home features three generously sized bedrooms, including a spacious primary suite with a private bathroom complete with a walk-in shower and soaking tub. A separate in-unit laundry room with washer and dryer adds convenience and extra storage. Additional highlights include a private driveway, peaceful wooded backyard views, and a well-maintained community setting. Enjoy affordable living in a quiet neighborhood.

Key facts

• In-unit laundry room
• Open-concept kitchen
• Soaking tub

Tags

• WOODED PERIMETER LOT
• OPEN-CONCEPT KITCHEN
• PRIVATE BATHROOM
• WALK-IN SHOWER
• SOAKING TUB
• IN-UNIT LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Clinton Community Schools (town): math 38% / reading 51% proficiency, ranked #139 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.38% ✓
• Cap rate: 20.61%
• Cash-on-cash: 51.12%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $65,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 W Michigan Ave #28	0.00mi	3/2.0	1,300 (0%)	0mo	$65,000	$50	100

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: 49.0%
• Equity multiple: 3.14×
• Total profit: $38,870
• Equity at exit: $9,692

10-year hold

• IRR: 54.5%
• Equity multiple: 6.36×
• Total profit: $97,526
• Equity at exit: $5,620

Cash invested: $18,200 (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 49236

• Home prices YoY: -31.0%
• Active inventory: 16
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $775

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Jackson St Unit 1 Clinton, MI	2.0	2.0	1553	$1,550	$1.00	13d	1	0.32mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $65,000 Pending 94 DOM
2. 2026-06-03
   days on market $65,000 Active - Contingent 91 DOM
3. 2026-06-02
   days on market $65,000 Active - Contingent 90 DOM
4. 2026-06-01
   days on market $65,000 Active - Contingent 89 DOM
5. 2026-05-31
   days on market $65,000 Active - Contingent 88 DOM
6. 2026-05-30
   statusdays on market $65,000 Active - Contingent 87 DOM
7. 2026-03-04
   listed $65,000 Active 1007-char remark

   Show marketing remark (991 chars)

   Beautiful Double-Wide Home on a Wooded Perimeter Lot - Water Wheel Community, Clinton MIWelcome to this spacious 3-bedroom, 2-bath double-wide home located on a desirable wooded perimeter lot in the Water Wheel Community. This home offers privacy, comfort, and a functional layout perfect for everyday living. Step inside to a large open-concept kitchen and dining area with vaulted ceilings that create a bright and airy feel. The kitchen offers plenty of cabinet and counter space and flows seamlessly into the dining and living areas, making it ideal for entertaining. The home features three generously sized bedrooms, including a spacious primary suite with a private bathroom complete with a walk-in shower and soaking tub. A separate in-unit laundry room with washer and dryer adds convenience and extra storage. Additional highlights include a private driveway, peaceful wooded backyard views, and a well-maintained community setting. Enjoy affordable living in a quiet neighborhood.

8. 2026-03-04
   listed $65,000 Active 991-char remark

   Show marketing remark (991 chars)

   Beautiful Double-Wide Home on a Wooded Perimeter Lot - Water Wheel Community, Clinton MIWelcome to this spacious 3-bedroom, 2-bath double-wide home located on a desirable wooded perimeter lot in the Water Wheel Community. This home offers privacy, comfort, and a functional layout perfect for everyday living. Step inside to a large open-concept kitchen and dining area with vaulted ceilings that create a bright and airy feel. The kitchen offers plenty of cabinet and counter space and flows seamlessly into the dining and living areas, making it ideal for entertaining. The home features three generously sized bedrooms, including a spacious primary suite with a private bathroom complete with a walk-in shower and soaking tub. A separate in-unit laundry room with washer and dryer adds convenience and extra storage. Additional highlights include a private driveway, peaceful wooded backyard views, and a well-maintained community setting. Enjoy affordable living in a quiet neighborhood.

9. 2026-03-04
   listed $65,000 Active

   Show marketing remark (991 chars)

   Beautiful Double-Wide Home on a Wooded Perimeter Lot - Water Wheel Community, Clinton MIWelcome to this spacious 3-bedroom, 2-bath double-wide home located on a desirable wooded perimeter lot in the Water Wheel Community. This home offers privacy, comfort, and a functional layout perfect for everyday living. Step inside to a large open-concept kitchen and dining area with vaulted ceilings that create a bright and airy feel. The kitchen offers plenty of cabinet and counter space and flows seamlessly into the dining and living areas, making it ideal for entertaining. The home features three generously sized bedrooms, including a spacious primary suite with a private bathroom complete with a walk-in shower and soaking tub. A separate in-unit laundry room with washer and dryer adds convenience and extra storage. Additional highlights include a private driveway, peaceful wooded backyard views, and a well-maintained community setting. Enjoy affordable living in a quiet neighborhood.

ⓘ 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: $18,600
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,891
• Taxable income: $8,792
• Est. tax owed @ 24.0%: −$2,110
• After-tax cash flow: $7,193/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 · 13 photos

Average 55/100 Cosmetic rehab

This double-wide manufactured home is in average condition with some cosmetic updates needed. It offers a spacious layout and is located in a desirable wooded community.

Repairs flagged

• Minor paint — some wear on interior walls
• Minor landscaping — simple landscaping

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appeal
• Rental landscaping — Well-maintained landscaping can attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · some wear on interior walls	Minor	$500–3,000
landscaping · simple landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appeal ↑
• Rental landscaping — Well-maintained landscaping can attract more 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: Clinton Community Schools
• NCES district ID: 2610050
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $58,317
• Composite: 38.97/100
• National rank: #4077
• State rank: #139 of 540 in MI

Livability — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MI
• Population (ZIP): 4,940

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 7% Iranian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.40%
• Current HPI: 219.3744
• 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

3 events — show timeline

• 2026-03-04 Listed $65,000 MiRealSource-MiMLS
• 2026-03-04 Listed $65,000 REALCOMP
• 2026-03-04 Listed $65,000 SW Michigan MLS