6988 Mckean Rd #49 · Ypsilanti, MI 48197

$40,500

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

Built 2008 Good condition $807/mo HOA · 51% of rent

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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

-FOR SALE BY OWNER-August 1st Move-InWell-maintained 1056 SqFt, 3-bedroom, 2 Bath mobile home in Ypsilanti, Swan Creek Mobile Home Park $40,500 CASH - All Appliances Included * * Proof of funds required before showing-Email Melody@vantagerealty. group to schedule showing * * MUST BE APPROVED BY PARK BEFORE SALE CAN BE FINALIZED - $807 Lot Rent2008 Liberty66 Ft x 16 Ft1056 SqFt * New Roof -Feb. 2024 -Transferable Warranty * * New Water Heater -Nov. 2024 * * * Dishwasher, Refrigerator, Washer, Dryer -Replaced 2022MUST BE APPROVED BY PARK before sale can be finalizedAugust 1st Move-In * * Room Measurements are Approximate * * -Kitchen (with laundry room) 10'4 x 7'5-Living room 15' x 14'6-Main Bath 8'3 x 5'3-First Bedroom 11' x 9'-Second Bedroom 11' x 8'4-Master Bedroom 14' x 12'-Master Bath 10'4 x 7'5-Master Walk-In Closet 7'4 x 4' Seller is licensed agent

Key facts

• New water heater
• New roof
• Community pool

Tags

• NEW ROOF
• NEW WATER HEATER
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Monthly association fee (includes trash); Community clubhouse; Community pool; Playground on site; Pets allowed

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet
• Home design: Residential property; Other architectural style; Single-level entry (information on stories not provided)
• Construction: Built in 2008; Vinyl siding; Asphalt shingle roof
• Exterior features: Leased land; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Eat-in layout
• Bedrooms: Primary bedroom (12 x 14); Bedroom 2 (9 x 11); Bedroom 3 (8.4 x 11)
• Bathrooms: 2 full bathrooms; Primary bathroom (7.5 x 10.5); Bathroom 2 (5.3 x 8.3)
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Eat-in kitchen; Basement (other)
• Laundry & utility: Washer; Dryer; Natural gas water heater

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 $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 11.2% vs local median 3.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 242 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $280 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $40,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 3.91% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 2.1

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: 11.0%
• Equity multiple: 1.45×
• Total profit: $5,053
• Equity at exit: $6,039

10-year hold

• IRR: 21.5%
• Equity multiple: 2.98×
• Total profit: $22,439
• Equity at exit: $3,502

Cash invested: $11,340 (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: 242
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$212
• Tax est. 1.5%: −$51 /mo · $608/yr
• Insurance: −$17
• HOA: −$807
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $165

Break-even live

Break-even rent $1,376

Max offer price $40,500

Occupancy floor 85%

Sensitivity live

Price	-10% $193	-5% $179	+0% $165	+5% $151	+10% $137
Rent	-10% $40	-5% $103	+0% $165	+5% $228	+10% $290
Rate	-1.0pp $186	-0.5pp $175	base $165	+0.5pp $155	+1.0pp $144

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9910 Geraldine St Ypsilanti Charter Twp, MI	3.0	2.0	1056	$1,199	$1.14	22d	1	0.80mi
6175 E Adams Van Buren Township, MI	3.0	2.0	1248	$540	$0.43	25d	1	1.00mi
13278 Lake Point Blvd Van Buren Township, MI	2.0	1.5	1104	$1,450	$1.31	44d	1	1.24mi
9226 White Wing Dr Ypsilanti Charter Twp, MI	2.0	2.0	1440	$2,699	$1.87	0d	2	1.37mi

HOA detail

• Monthly dues: $807 · $9,684/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (873 chars)

   -FOR SALE BY OWNER-August 1st Move-InWell-maintained 1056 SqFt, 3-bedroom, 2 Bath mobile home in Ypsilanti, Swan Creek Mobile Home Park $40,500 CASH - All Appliances Included * * Proof of funds required before showing-Email Melody@vantagerealty. group to schedule showing * * MUST BE APPROVED BY PARK BEFORE SALE CAN BE FINALIZED - $807 Lot Rent2008 Liberty66 Ft x 16 Ft1056 SqFt * New Roof -Feb. 2024 -Transferable Warranty * * New Water Heater -Nov. 2024 * * * Dishwasher, Refrigerator, Washer, Dryer -Replaced 2022MUST BE APPROVED BY PARK before sale can be finalizedAugust 1st Move-In * * Room Measurements are Approximate * * -Kitchen (with laundry room) 10'4 x 7'5-Living room 15' x 14'6-Main Bath 8'3 x 5'3-First Bedroom 11' x 9'-Second Bedroom 11' x 8'4-Master Bedroom 14' x 12'-Master Bath 10'4 x 7'5-Master Walk-In Closet 7'4 x 4' Seller is licensed agent

2. 2026-06-17
   listed $40,500 Active 1 DOM

   Show marketing remark (873 chars)

   -FOR SALE BY OWNER-August 1st Move-InWell-maintained 1056 SqFt, 3-bedroom, 2 Bath mobile home in Ypsilanti, Swan Creek Mobile Home Park $40,500 CASH - All Appliances Included * * Proof of funds required before showing-Email Melody@vantagerealty. group to schedule showing * * MUST BE APPROVED BY PARK BEFORE SALE CAN BE FINALIZED - $807 Lot Rent2008 Liberty66 Ft x 16 Ft1056 SqFt * New Roof -Feb. 2024 -Transferable Warranty * * New Water Heater -Nov. 2024 * * * Dishwasher, Refrigerator, Washer, Dryer -Replaced 2022MUST BE APPROVED BY PARK before sale can be finalizedAugust 1st Move-In * * Room Measurements are Approximate * * -Kitchen (with laundry room) 10'4 x 7'5-Living room 15' x 14'6-Main Bath 8'3 x 5'3-First Bedroom 11' x 9'-Second Bedroom 11' x 8'4-Master Bedroom 14' x 12'-Master Bath 10'4 x 7'5-Master Walk-In Closet 7'4 x 4' Seller is licensed agent

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,019
• − Mortgage interest: −$2,269
• − Property taxes: −$608
• − Insurance: −$202
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$9,684
• − Depreciation: −$1,178
• Taxable income: $2,035
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $1,494/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with recent updates, making it a solid investment for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood in living areas — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood in living areas — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add 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: 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

• 2026-06-17 Listed $40,500 REALCOMP
• 2026-06-17 Listed $40,500 MiRealSource-MiMLS
• 2026-06-17 Listed $40,500 SW Michigan MLS