83 Elm Ave · Highland, MI 48357

$65,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily · 78 Days on market

Built 2021 Good condition $59/sqft · 76% below area ↓ 19% since listing

---

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 +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2021, this beautifully maintained 3-bedroom, 2-bath manufactured home offers over 1,100 sq. ft. of thoughtfully designed living space. The open-concept layout welcomes you with warm, wood-look flooring, soft neutral tones, and abundant natural light throughout. The spacious living room flows seamlessly into the contemporary kitchen, featuring sleek countertops, open shelving, a large center island with bar seating, and a stainless steel farmhouse sink - perfect for both everyday living and entertaining. Each bedroom includes its own walk-in closet, while the primary suite provides a private retreat with an en-suite bath. Located within a well-maintained community that offers fantastic amenities including a clubhouse, in-ground pool, basketball court, and playground. Conveniently situated near local shopping, dining, and major commuter routes, this home combines comfort, style, and convenience at an incredible value.

Key facts

• Wood look flooring
• Contemporary kitchen
• Large center island

Tags

• OPEN CONCEPT LAYOUT
• WOOD LOOK FLOORING
• CONTEMPORARY KITCHEN
• LARGE CENTER ISLAND
• STAINLESS STEEL FARMHOUSE SINK
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($61k) 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.54%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $273,175
• List price: $65,000
• Delta: -76.21%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 W Highland Rd	0.46mi	3/1.0	1,193 (+8%)	12mo	$257,000	$215	51
741 W Livingston Rd	0.51mi	3/1.0	1,207 (+9%)	9mo	$290,000	$240	49

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $24,782
• Equity at exit: $9,692

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $67,106
• 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 48357

• Active inventory: 66
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $554

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 51%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Highland Rd Highland, MI	3.0	2.0	974	$1,264	$1.30	1d	1	0.09mi
2377 N Milford Rd Highland Charter Twp, MI	2.0–3.0	2.0	1120	$1,349	$1.20	1d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $65,000 Active 78 DOM
2. 2026-06-17
   days on market $65,000 Active 77 DOM
3. 2026-06-16
   days on market $65,000 Active 76 DOM
4. 2026-06-15
   days on market $65,000 Active 75 DOM
5. 2026-06-13
   days on market $65,000 Active 73 DOM
6. 2026-06-13
   days on market $65,000 Active 72 DOM
7. 2026-06-09
   days on market $65,000 Active 69 DOM
8. 2026-06-08
   days on market $65,000 Active 68 DOM
9. 2026-06-07
   days on market $65,000 Active 67 DOM
10. 2026-06-04
    days on market $65,000 Active 64 DOM
11. 2026-06-03
    days on market $65,000 Active 63 DOM
12. 2026-06-02
    days on market $65,000 Active 62 DOM
13. 2026-06-01
    days on market $65,000 Active 61 DOM
14. 2026-05-31
    days on market $65,000 Active 60 DOM
15. 2026-04-01
    listed $65,000 Active 938-char remark

    Show marketing remark (942 chars)

    Built in 2021, this beautifully maintained 3-bedroom, 2-bath manufactured home offers over 1,100 sq. ft. of thoughtfully designed living space. The open-concept layout welcomes you with warm, wood-look flooring, soft neutral tones, and abundant natural light throughout. The spacious living room flows seamlessly into the contemporary kitchen, featuring sleek countertops, open shelving, a large center island with bar seating, and a stainless steel farmhouse sink—perfect for both everyday living and entertaining. Each bedroom includes its own walk-in closet, while the primary suite provides a private retreat with an en-suite bath. Located within a well-maintained community that offers fantastic amenities including a clubhouse, in-ground pool, basketball court, and playground. Conveniently situated near local shopping, dining, and major commuter routes, this home combines comfort, style, and convenience at an incredible value.

16. 2026-04-01
    listed $65,000 Active 942-char remark

    Show marketing remark (942 chars)

    Built in 2021, this beautifully maintained 3-bedroom, 2-bath manufactured home offers over 1,100 sq. ft. of thoughtfully designed living space. The open-concept layout welcomes you with warm, wood-look flooring, soft neutral tones, and abundant natural light throughout. The spacious living room flows seamlessly into the contemporary kitchen, featuring sleek countertops, open shelving, a large center island with bar seating, and a stainless steel farmhouse sink—perfect for both everyday living and entertaining. Each bedroom includes its own walk-in closet, while the primary suite provides a private retreat with an en-suite bath. Located within a well-maintained community that offers fantastic amenities including a clubhouse, in-ground pool, basketball court, and playground. Conveniently situated near local shopping, dining, and major commuter routes, this home combines comfort, style, and convenience at an incredible value.

17. 2026-01-01
    historical
18. 2026-01-01
    historical
19. 2025-10-30
    price $70,000
20. 2025-10-29
    price $70,000
21. 2025-10-23
    price $75,000
22. 2025-10-22
    price $75,000
23. 2025-10-10
    listed $80,000 Active
24. 2025-10-10
    listed $80,000 Active

ⓘ 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: $15,241
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,891
• Taxable income: $5,971
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,217/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2021-built, 3-bedroom, 2-bath manufactured home is in excellent condition with a good condition score of 80. It offers a well-maintained exterior, spacious interior, and modern finishes. The home is move-in ready and would benefit from a fresh coat of paint and smart home devices to further increase its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can increase property value
• Rental Replace window screens — Improves energy efficiency and reduces maintenance costs
• Both Install smart home devices — Enhances home automation and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can increase property value ↑
• Rental Replace window screens — Improves energy efficiency and reduces maintenance costs ↑
• Both Install smart home devices — Enhances home automation and can increase property value ↑

ⓘ 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: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — Highland

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

Census & demographics

• Population (ZIP): 8,523

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 1%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada

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: ▼ -291.58%
• Current HPI: 212.404
• 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

-18.8% since first listed

10 events — show timeline

• 2026-04-01 Listed $65,000 REALCOMP
• 2026-04-01 Listed $65,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-10-30 Price Changed $70,000 MiRealSource-MiMLS
• 2025-10-29 Price Changed $70,000 REALCOMP
• 2025-10-23 Price Changed $75,000 MiRealSource-MiMLS
• 2025-10-22 Price Changed $75,000 REALCOMP
• 2025-10-10 Listed $80,000 REALCOMP
• 2025-10-10 Listed $80,000 MiRealSource-MiMLS