6623 Sleepy Hollow Blvd · Springfield, MI 48442

$39,999

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 231 Days on market

Built 2025 Good condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

Key facts

• Built 2025
• Listed 231 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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.

Location & tenants

• Location reads 65/100 on livability (#472 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 157 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($35k) 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 $35,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.60% ✓
• Cap rate: 41.57%
• Cash-on-cash: 125.98%
• DSCR: 6.61
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.11×
• Total profit: $68,433
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.94×
• Total profit: $156,131
• Equity at exit: $3,458

Cash invested: $11,200 (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 48442

• Active inventory: 157
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,176

Break-even live

Break-even rent $350

Max offer price $39,999

Occupancy floor 31%

Sensitivity live

Price	-10% $1,203	-5% $1,190	+0% $1,176	+5% $1,162	+10% $1,148
Rent	-10% $1,031	-5% $1,103	+0% $1,176	+5% $1,248	+10% $1,321
Rate	-1.0pp $1,196	-0.5pp $1,186	base $1,176	+0.5pp $1,165	+1.0pp $1,155

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16971 Sleepy Hollow Blvd Holly, MI	2.0–4.0	2.0	1246	$1,449	$1.16	0d	1	0.07mi

Listing history 12 events

1. 2026-06-08
   days on market $39,999 Active 231 DOM
2. 2026-06-07
   days on market $39,999 Active 230 DOM
3. 2026-06-04
   days on market $39,999 Active 227 DOM
4. 2026-06-03
   days on market $39,999 Active 226 DOM
5. 2026-06-02
   days on market $39,999 Active 225 DOM
6. 2026-06-01
   days on market $39,999 Active 224 DOM
7. 2026-05-31
   days on market $39,999 Active 223 DOM
8. 2025-12-05
   status Active 633-char remark

   Show marketing remark (633 chars)

   November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

9. 2025-12-05
   historical 633-char remark

   Show marketing remark (633 chars)

   November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

10. 2025-10-25
    status Active 633-char remark

    Show marketing remark (633 chars)

    November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

11. 2025-10-08
    historical 633-char remark

    Show marketing remark (633 chars)

    November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

12. 2025-10-03
    listed $39,999 Active 633-char remark

    Show marketing remark (633 chars)

    November promo ? No Rent Until 1/1! Ends Nov 30th, 2025!This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF. Plus, pay no rent until Jan 1st, 2026 ? but hurry, this special offer ends November 30th, 2025!Looking to purchase instead of rent?Homeowners receive:No site rent until 2026$0 security depositWaived application feesIn-house financing to make the process simple and stress-freeAll homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

ⓘ 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: $22,059
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$1,164
• Taxable income: $14,325
• Est. tax owed @ 24.0%: −$3,438
• After-tax cash flow: $10,671/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 · 3 photos

Good 80/100 None rehab

This manufactured home is in good condition with new finishes and appliances, making it a solid investment opportunity. Potential buyers or renters will appreciate the fresh paint and new flooring.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/renters.
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/renters. ↑
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Springfield

• Score: 65/100
• State rank: #472
• US rank: #13384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,788
• Household income: $86,575
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 532.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.30%
• Current HPI: 227.7078
• Rent YoY: —
• 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 events — show timeline

• 2025-12-05 Relisted — Zillow
• 2025-12-05 Delisted — Zillow
• 2025-10-25 Relisted — Zillow
• 2025-10-08 Delisted — Zillow
• 2025-10-03 Listed $39,999 Zillow