12239 Maple Creek Ct · Green Oak, MI 48178

$135,000

3 bd · 2.0 ba · 1,820 sqft · Other · 28 Days on market

Built 2005 4,356 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3 bed, 2 bath manufactured home in desirable South Lyon community featuring numerous updates throughout! Recent improvements include newer windows (2022), newer carpet and flooring, a new front door (2017), roof replaced in 2014, furnace & A/C updated in 2017, and hot water tank replaced in 2022. The spacious primary bedroom offers a large closet, providing plenty of storage space. The kitchen includes newer stainless steel appliances, a gas stove, and plenty of cabinetry space. This home also includes a 2-car attached garage for added convenience. Enjoy added peace of mind with a rodent guard already installed. Community amenities include a pool, playground, and clubhouse. Move-in ready with modern updates and great extras throughout!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Irregular lot shape; 0.1-acre lot

Interior

• Kitchen: Dishwasher; Free-standing gas range; Microwave; Free-standing refrigerator; Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Living room fireplace; 3 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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: 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($133k) 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.0

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-250
• Equity at exit: $20,129

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $27,697
• Equity at exit: $11,672

Cash invested: $37,800 (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 48178

• Active inventory: 345
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $339

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11222 Shady Brook Ct Unit 367 South Lyon, MI	4.0	2.0	1680	$1,549	$0.92	1d	1	0.35mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	43d	1	0.46mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 28 DOM
2. 2026-06-17
   days on market $135,000 Active 27 DOM
3. 2026-06-16
   days on market $135,000 Active 26 DOM
4. 2026-06-15
   days on market $135,000 Active 25 DOM
5. 2026-06-13
   days on market $135,000 Active 23 DOM
6. 2026-06-13
   days on market $135,000 Active 22 DOM
7. 2026-06-09
   days on market $135,000 Active 19 DOM
8. 2026-06-08
   days on market $135,000 Active 18 DOM
9. 2026-06-07
   days on market $135,000 Active 17 DOM
10. 2026-06-04
    days on market $135,000 Active 14 DOM
11. 2026-06-03
    days on market $135,000 Active 13 DOM
12. 2026-06-02
    days on market $135,000 Active 12 DOM
13. 2026-06-01
    days on market $135,000 Active 11 DOM
14. 2026-05-31
    days on market $135,000 Active 10 DOM
15. 2026-05-23
    status Active
16. 2026-05-22
    historical

    Show marketing remark (774 chars)

    Beautifully maintained 3 bed, 2 bath manufactured home in desirable South Lyon community featuring numerous updates throughout! Recent improvements include newer windows (2022), newer carpet and flooring, a new front door (2017), roof replaced in 2014, furnace & A/C updated in 2017, and hot water tank replaced in 2022. The spacious primary bedroom offers a large closet, providing plenty of storage space. The kitchen includes newer stainless steel appliances, a gas stove, and plenty of cabinetry space. This home also includes a 2-car attached garage for added convenience. Enjoy added peace of mind with a rodent guard already installed. Community amenities include a pool, playground, and clubhouse. Move-in ready with modern updates and great extras throughout!

17. 2026-05-22
    listed $135,000 Active 774-char remark

    Show marketing remark (774 chars)

    Beautifully maintained 3 bed, 2 bath manufactured home in desirable South Lyon community featuring numerous updates throughout! Recent improvements include newer windows (2022), newer carpet and flooring, a new front door (2017), roof replaced in 2014, furnace & A/C updated in 2017, and hot water tank replaced in 2022. The spacious primary bedroom offers a large closet, providing plenty of storage space. The kitchen includes newer stainless steel appliances, a gas stove, and plenty of cabinetry space. This home also includes a 2-car attached garage for added convenience. Enjoy added peace of mind with a rodent guard already installed. Community amenities include a pool, playground, and clubhouse. Move-in ready with modern updates and great extras throughout!

18. 2026-05-22
    listed $135,000 Active

    Show marketing remark (774 chars)

    Beautifully maintained 3 bed, 2 bath manufactured home in desirable South Lyon community featuring numerous updates throughout! Recent improvements include newer windows (2022), newer carpet and flooring, a new front door (2017), roof replaced in 2014, furnace & A/C updated in 2017, and hot water tank replaced in 2022. The spacious primary bedroom offers a large closet, providing plenty of storage space. The kitchen includes newer stainless steel appliances, a gas stove, and plenty of cabinetry space. This home also includes a 2-car attached garage for added convenience. Enjoy added peace of mind with a rodent guard already installed. Community amenities include a pool, playground, and clubhouse. Move-in ready with modern updates and great extras throughout!

19. 2026-05-21
    historical $135,000 774-char remark

    Show marketing remark (774 chars)

    Beautifully maintained 3 bed, 2 bath manufactured home in desirable South Lyon community featuring numerous updates throughout! Recent improvements include newer windows (2022), newer carpet and flooring, a new front door (2017), roof replaced in 2014, furnace & A/C updated in 2017, and hot water tank replaced in 2022. The spacious primary bedroom offers a large closet, providing plenty of storage space. The kitchen includes newer stainless steel appliances, a gas stove, and plenty of cabinetry space. This home also includes a 2-car attached garage for added convenience. Enjoy added peace of mind with a rodent guard already installed. Community amenities include a pool, playground, and clubhouse. Move-in ready with modern updates and great extras throughout!

ⓘ 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: $19,323
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$3,927
• Taxable income: $2,042
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,580/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 — Green Oak

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

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 141.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.96%
• Current HPI: 197.5122
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-23 Relisted — REALCOMP
• 2026-05-22 Listing Removed — REALCOMP
• 2026-05-22 Listed $135,000 MiRealSource-MiMLS
• 2026-05-22 Listed $135,000 REALCOMP
• 2026-05-21 Coming Soon $135,000 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $247 · +2.8% YoY. Source: county tax records.