41021 Old Michigan Ave Ave Unit 39 A · Canton, MI 48188

$89,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 38 Days on market

Built 2011 Good condition 8,712 sqft lot $70/sqft · 96% above area $836/mo HOA · 40% of rent ↓ 6% 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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop Renting. Own for Less. Located at 5029 Academy Drive, Unit #39A, Canton Township, MI 48188. One of the most updated homes available in Academy West Point. Welcome to this beautifully updated 3-bedroom, 2-bathroom manufactured home in the desirable Academy West Point community in Canton Township. Built in 2011, this spacious 1,280 sq. ft. ranch-style home offers an open-concept layout designed for comfortable everyday living and entertaining. Step inside to find a bright living room, dining area, and a chef-inspired kitchen featuring stainless steel appliances, ample cabinetry, and a smart thermostat for modern convenience. The spacious primary suite includes a private full bathroom and walk-in closet, while two additional bedrooms offer generous closet space and access to a second full bathroom. This move-in ready home has been thoughtfully updated with new paint, white blinds, renovated bathrooms (2022), flooring and carpet approximately 4 years old, a 2022 deck, and a brand-new 2025 patio. Additional improvements include a 2021 air conditioner, updated furnace blower and grate, labeled main breaker with whole-home generator switch-over capability, and laundry room with both gas and electric hookups. Windows were installed in 2011. Outside, enjoy extra storage with an 8x12 shed plus two additional storage sheds included with the sale. Two lovely wooden decks, and a more private lot. The community is pet-friendly and offers fantastic amenities including an in-ground pool, playground, basketball courts, and clubhouse with two assigned parking spaces, near mailboxes, more parking, & playground with basketball court. Conveniently located near shopping, restaurants, Michigan Avenue, I-94, and I-275. Lot rent is $836/month plus $15.40/month trash fee. Water & sewer are separately metered. There are no property taxes on the home itself. Buyers must obtain community approval after an accepted offer. Manufactured home financing & chattel loans are accepted. BATVAI

Key facts

• Renovated bathrooms
• New deck
• Walk in closet

Tags

• UPDATED MANUFACTURED HOME
• CHEF INSPIRED KITCHEN
• PRIVATE FULL BATHROOM
• WALK IN CLOSET
• RENOVATED BATHROOMS
• NEW DECK

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee (maintenance of grounds); Association amenities: pool, clubhouse; Association fee: $836 monthly

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Generator; 220 volts; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Deck; Patio; Basketball court; Community in-ground outdoor pool; Shed(s); Paved roads; Private maintained road; Private road frontage; Lot approximately 0.2 acres (50 x 100)

Interior

• Kitchen: Dishwasher; Disposal; ENERGY STAR qualified dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Smart thermostat; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (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.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 245 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.33% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 3.6

CMA / ARV

• ARV (median comp): $45,472
• List price: $89,000
• Delta: 95.73%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41021 Lot 46 Old Michigan Ave	0.49mi	3/2.0	1,343 (+5%)	6mo	$55,000	$41	64
41021 Old Michigan Avenue Lot #230 Ave	0.58mi	3/2.0	1,200 (-6%)	12mo	$35,000	$29	52

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.71×
• Total profit: $-7,229
• Equity at exit: $13,270

10-year hold

• IRR: -7.5%
• Equity multiple: 0.64×
• Total profit: $-9,009
• Equity at exit: $7,695

Cash invested: $24,920 (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 48188

• Rents YoY: 0.5%
• Active inventory: 245
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$836
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $185

Break-even live

Break-even rent $1,837

Max offer price $89,000

Occupancy floor 86%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41021 Old Michigan Ave Canton, MI	2.0	2.0	900	$1,229	$1.37	43d	1	0.57mi

HOA detail

• Monthly dues: $836 · $10,032/yr
• Likely covers: watersewertrashgaselectricpoolparking

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 38 DOM
2. 2026-06-17
   days on market $89,000 Active 37 DOM
3. 2026-06-16
   days on market $89,000 Active 36 DOM
4. 2026-06-15
   days on market $89,000 Active 35 DOM
5. 2026-06-13
   days on market $89,000 Active 33 DOM
6. 2026-06-13
   days on market $89,000 Active 32 DOM
7. 2026-06-09
   days on market $89,000 Active 29 DOM
8. 2026-06-08
   days on market $89,000 Active 28 DOM
9. 2026-06-07
   days on market $89,000 Active 27 DOM
10. 2026-06-04
    days on market $89,000 Active 24 DOM
11. 2026-06-03
    days on market $89,000 Active 23 DOM
12. 2026-06-02
    days on market $89,000 Active 22 DOM
13. 2026-06-01
    days on market $89,000 Active 21 DOM
14. 2026-05-31
    days on market $89,000 Active 20 DOM
15. 2026-05-19
    price $92,500 1909-char remark

    Show marketing remark (2012 chars)

    Stop Renting. Own for Less. Located at 5029 Academy Drive, Unit #39A, Canton Township, MI 48188. One of the most updated homes available in Academy West Point. Welcome to this beautifully updated 3-bedroom, 2-bathroom manufactured home in the desirable Academy West Point community in Canton Township. Built in 2011, this spacious 1,280 sq. ft. ranch-style home offers an open-concept layout designed for comfortable everyday living and entertaining. Step inside to find a bright living room, dining area, and a chef-inspired kitchen featuring stainless steel appliances, ample cabinetry, and a smart thermostat for modern convenience. The spacious primary suite includes a private full bathroom and walk-in closet, while two additional bedrooms offer generous closet space and access to a second full bathroom. This move-in ready home has been thoughtfully updated with new paint, white blinds, renovated bathrooms (2022), flooring and carpet approximately 4 years old, a 2022 deck, and a brand-new 2025 patio. Additional improvements include a 2021 air conditioner, updated furnace blower and grate, labeled main breaker with whole-home generator switch-over capability, and laundry room with both gas and electric hookups. Windows were installed in 2011. Outside, enjoy extra storage with an 8x12 shed plus two additional storage sheds included with the sale. Two lovely wooden decks, and a more private lot. The community is pet-friendly and offers fantastic amenities including an in-ground pool, playground, basketball courts, and clubhouse with two assigned parking spaces, near mailboxes, more parking, & playground with basketball court. Conveniently located near shopping, restaurants, Michigan Avenue, I-94, and I-275. Lot rent is $836/month plus $15.40/month trash fee. Water & sewer are separately metered. There are no property taxes on the home itself. Buyers must obtain community approval after an accepted offer. Manufactured home financing & chattel loans are accepted. BATVAI

16. 2026-05-18
    price $92,500 1909-char remark
17. 2026-05-11
    listed $95,000 Active 1909-char remark

    Show marketing remark (2012 chars)

    Stop Renting. Own for Less. Located at 5029 Academy Drive, Unit #39A, Canton Township, MI 48188. One of the most updated homes available in Academy West Point. Welcome to this beautifully updated 3-bedroom, 2-bathroom manufactured home in the desirable Academy West Point community in Canton Township. Built in 2011, this spacious 1,280 sq. ft. ranch-style home offers an open-concept layout designed for comfortable everyday living and entertaining. Step inside to find a bright living room, dining area, and a chef-inspired kitchen featuring stainless steel appliances, ample cabinetry, and a smart thermostat for modern convenience. The spacious primary suite includes a private full bathroom and walk-in closet, while two additional bedrooms offer generous closet space and access to a second full bathroom. This move-in ready home has been thoughtfully updated with new paint, white blinds, renovated bathrooms (2022), flooring and carpet approximately 4 years old, a 2022 deck, and a brand-new 2025 patio. Additional improvements include a 2021 air conditioner, updated furnace blower and grate, labeled main breaker with whole-home generator switch-over capability, and laundry room with both gas and electric hookups. Windows were installed in 2011. Outside, enjoy extra storage with an 8x12 shed plus two additional storage sheds included with the sale. Two lovely wooden decks, and a more private lot. The community is pet-friendly and offers fantastic amenities including an in-ground pool, playground, basketball courts, and clubhouse with two assigned parking spaces, near mailboxes, more parking, & playground with basketball court. Conveniently located near shopping, restaurants, Michigan Avenue, I-94, and I-275. Lot rent is $836/month plus $15.40/month trash fee. Water & sewer are separately metered. There are no property taxes on the home itself. Buyers must obtain community approval after an accepted offer. Manufactured home financing & chattel loans are accepted. BATVAI

18. 2026-05-11
    listed $95,000 Active 1909-char remark

    Show marketing remark (2012 chars)

    Stop Renting. Own for Less. Located at 5029 Academy Drive, Unit #39A, Canton Township, MI 48188. One of the most updated homes available in Academy West Point. Welcome to this beautifully updated 3-bedroom, 2-bathroom manufactured home in the desirable Academy West Point community in Canton Township. Built in 2011, this spacious 1,280 sq. ft. ranch-style home offers an open-concept layout designed for comfortable everyday living and entertaining. Step inside to find a bright living room, dining area, and a chef-inspired kitchen featuring stainless steel appliances, ample cabinetry, and a smart thermostat for modern convenience. The spacious primary suite includes a private full bathroom and walk-in closet, while two additional bedrooms offer generous closet space and access to a second full bathroom. This move-in ready home has been thoughtfully updated with new paint, white blinds, renovated bathrooms (2022), flooring and carpet approximately 4 years old, a 2022 deck, and a brand-new 2025 patio. Additional improvements include a 2021 air conditioner, updated furnace blower and grate, labeled main breaker with whole-home generator switch-over capability, and laundry room with both gas and electric hookups. Windows were installed in 2011. Outside, enjoy extra storage with an 8x12 shed plus two additional storage sheds included with the sale. Two lovely wooden decks, and a more private lot. The community is pet-friendly and offers fantastic amenities including an in-ground pool, playground, basketball courts, and clubhouse with two assigned parking spaces, near mailboxes, more parking, & playground with basketball court. Conveniently located near shopping, restaurants, Michigan Avenue, I-94, and I-275. Lot rent is $836/month plus $15.40/month trash fee. Water & sewer are separately metered. There are no property taxes on the home itself. Buyers must obtain community approval after an accepted offer. Manufactured home financing & chattel loans are accepted. BATVAI

ⓘ 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: $24,858
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$10,032
• − Depreciation: −$2,589
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $1,867/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 · 30 photos

Good 80/100 Cosmetic rehab

This updated 3-bedroom, 2-bathroom manufactured home is in good condition with fresh paint and modern updates, making it a great investment for both resale and rental.

Value-add opportunities

• Resale paint exterior — Fresh paint can enhance curb appeal and home value
• Resale update landscaping — Well-maintained landscaping can increase curb appeal and home value
• Both install smart thermostat — Modernizes home and can save on energy costs

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale update landscaping — Well-maintained landscaping can increase curb appeal and home value ↑
• Both install smart thermostat — Modernizes home and can save on energy costs ↑

ⓘ 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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Canton

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

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 99,041
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 45,665
• Household income: $122,781
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 486.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Asian 23% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 74% English-only · Other Indo-European 12% Other Asian/Pacific 4% Arabic 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.09%
• Current HPI: 193.4673
• Rent YoY: ▲ 0.46%
• 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

-6.3% since first listed

6 events — show timeline

• 2026-05-29 Price Changed $89,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $89,000 REALCOMP
• 2026-05-19 Price Changed $92,500 MiRealSource-MiMLS
• 2026-05-18 Price Changed $92,500 REALCOMP
• 2026-05-11 Listed $95,000 REALCOMP
• 2026-05-11 Listed $95,000 MiRealSource-MiMLS