3544 Midsummer Ln · Salem, MI 48167

$90,000

4 bd · 2.0 ba · 1,346 sqft · Other · 56 Days on market

Built 2014 4,792 sqft lot $67/sqft · 17% above area Est $77k · 17% over ↓ 5% since listing

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Why this score? — see what drove the C+ 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
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 4-bedroom, 2-bath ranch-style manufactured home offering 1,346 square feet of comfortable living! You'll love the open floor plan that creates the perfect space for everyday living and effortless entertaining. Nestled in a well-maintained community, residents enjoy access to top-notch amenities including a clubhouse, swimming pool, fitness center, playground, and basketball court. Conveniently located just minutes from downtown Northville and nearby shopping centers, you'll have easy access to dining, entertainment, and everyday essentials. Whether you're hosting guests or enjoying a quiet night in, this home offers the flexibility and comfort you've been looking for. Come see it for yourself - your next chapter starts here!

Key facts

• 4,792 sq ft lot
• Built 2014
• Listed 56 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Slab foundation
• Exterior features: Gravel road access; Lot approximately 0.11 acres (111 x 111)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Dryer; Free-standing gas range; Free-standing refrigerator; Microwave; Washer; Total of 7 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+4.0%/yr); 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $622 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) 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.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. 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.
4. 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.
5. 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: 2.58% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.73%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

• ARV (median comp): $76,677
• List price: $90,000
• Delta: 17.38%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 3.58×
• Total profit: $64,960
• Equity at exit: $13,419

10-year hold

• IRR: 62.6%
• Equity multiple: 7.58×
• Total profit: $165,718
• Equity at exit: $7,782

Cash invested: $25,200 (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 48167

• Rents YoY: 4.0%
• Active inventory: 213
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $1,212

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 43%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9800 Bloomsbury Cir Northville, MI	3.0	2.0	1456	$1,629	$1.12	2d	1	0.17mi

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 56 DOM
2. 2026-06-17
   days on market $90,000 Active 55 DOM
3. 2026-06-16
   days on market $90,000 Active 54 DOM
4. 2026-06-15
   days on market $90,000 Active 53 DOM
5. 2026-06-13
   days on market $90,000 Active 51 DOM
6. 2026-06-13
   days on market $90,000 Active 50 DOM
7. 2026-06-09
   days on market $90,000 Active 47 DOM
8. 2026-06-08
   days on market $90,000 Active 46 DOM
9. 2026-06-07
   days on market $90,000 Active 45 DOM
10. 2026-06-04
    days on market $90,000 Active 42 DOM
11. 2026-06-03
    days on market $90,000 Active 41 DOM
12. 2026-06-02
    days on market $90,000 Active 40 DOM
13. 2026-06-01
    days on market $90,000 Active 39 DOM
14. 2026-05-31
    days on market $90,000 Active 38 DOM
15. 2026-04-24
    listed $90,000 Active 764-char remark

    Show marketing remark (764 chars)

    Welcome home to this spacious 4-bedroom, 2-bath ranch-style manufactured home offering 1,346 square feet of comfortable living! You'll love the open floor plan that creates the perfect space for everyday living and effortless entertaining. Nestled in a well-maintained community, residents enjoy access to top-notch amenities including a clubhouse, swimming pool, fitness center, playground, and basketball court. Conveniently located just minutes from downtown Northville and nearby shopping centers, you'll have easy access to dining, entertainment, and everyday essentials. Whether you're hosting guests or enjoying a quiet night in, this home offers the flexibility and comfort you've been looking for. Come see it for yourself - your next chapter starts here!

16. 2026-04-24
    listed $90,000 Active 792-char remark

    Show marketing remark (764 chars)

    Welcome home to this spacious 4-bedroom, 2-bath ranch-style manufactured home offering 1,346 square feet of comfortable living! You'll love the open floor plan that creates the perfect space for everyday living and effortless entertaining. Nestled in a well-maintained community, residents enjoy access to top-notch amenities including a clubhouse, swimming pool, fitness center, playground, and basketball court. Conveniently located just minutes from downtown Northville and nearby shopping centers, you'll have easy access to dining, entertainment, and everyday essentials. Whether you're hosting guests or enjoying a quiet night in, this home offers the flexibility and comfort you've been looking for. Come see it for yourself - your next chapter starts here!

17. 2026-04-23
    historical $90,000 764-char remark

    Show marketing remark (764 chars)

    Welcome home to this spacious 4-bedroom, 2-bath ranch-style manufactured home offering 1,346 square feet of comfortable living! You'll love the open floor plan that creates the perfect space for everyday living and effortless entertaining. Nestled in a well-maintained community, residents enjoy access to top-notch amenities including a clubhouse, swimming pool, fitness center, playground, and basketball court. Conveniently located just minutes from downtown Northville and nearby shopping centers, you'll have easy access to dining, entertainment, and everyday essentials. Whether you're hosting guests or enjoying a quiet night in, this home offers the flexibility and comfort you've been looking for. Come see it for yourself - your next chapter starts here!

18. 2025-11-12
    historical
19. 2025-08-29
    price $90,000
20. 2025-08-28
    price $90,000
21. 2025-08-01
    listed $95,000 Active
22. 2025-08-01
    listed $95,000 Active
23. 2025-07-31
    historical

ⓘ 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: $27,864
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$2,618
• Taxable income: $13,946
• Est. tax owed @ 24.0%: −$3,347
• After-tax cash flow: $11,202/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.

Schools (NCES district)

• District: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Salem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,713
• Household income: $124,630
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 441.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 10% Two or more races 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 2%

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: ▼ -275.65%
• Current HPI: 176.171
• Rent YoY: ▲ 3.97%
• 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

-5.3% since first listed

9 events — show timeline

• 2026-04-24 Listed $90,000 MiRealSource-MiMLS
• 2026-04-24 Listed $90,000 REALCOMP
• 2026-04-23 Coming Soon $90,000 MiRealSource-MiMLS
• 2025-11-12 Listing Removed — MiRealSource-MiMLS
• 2025-08-29 Price Changed $90,000 MiRealSource-MiMLS
• 2025-08-28 Price Changed $90,000 REALCOMP
• 2025-08-01 Listed $95,000 MiRealSource-MiMLS
• 2025-08-01 Listed $95,000 REALCOMP
• 2025-07-31 Coming Soon — MiRealSource-MiMLS