2700 Shimmons Rd #161 · Auburn Hills, MI 48326

$40,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 29 Days on market

Built 1992 Fair condition 4,356 sqft lot

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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
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next investment opportunity or the perfect starter home! This spacious 3-bedroom, 2-bath mobile home offers a functional layout with plenty of potential. Step through the front door into a welcoming living room, providing a comfortable space for relaxing or entertaining guests. The kitchen features an open layout with ample cabinet and counter space, creating a bright and inviting area for everyday living. The primary suite includes a large walk-in closet and a private bathroom complete with a tub. Two additional bedrooms and one additional full bathroom provide convenience and flexibility for family members or guests. Whether you're a first-time homebuyer, investor, or someone looking for a property you can personalize and make your own, this home is full of opportunity and potential. Schedule your showing today!

Key facts

• 4,356 sq ft lot
• Built 1992
• Listed 29 days

Property features AI

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Steel siding; Pillar/post/pier foundation; Above-grade finished area about 1,200 square feet
• Exterior features: Paved road access; Lot approximately 0.1 acres (50 x 100)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: 5 total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

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: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.0% vs local median 4.3% in Auburn Hills — 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Pontiac City School District (urban): math 8% / reading 17% proficiency, ranked #514 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $277 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 + 0.0% 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 29 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 4.64% ✓
• Cap rate: 42.01%
• Cash-on-cash: 127.58%
• DSCR: 6.68
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $237,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 James Rd	0.36mi	3/1.0	1,100 (-8%)	6mo	$218,100	$198	60
2848 Edna Jane Dr	0.47mi	2/1.0 (-1)	1,228 (+2%)	9mo	$210,000	$171	58
2682 Genes Dr	0.46mi	3/1.0	1,094 (-9%)	11mo	$239,000	$218	51
2925 James Rd	0.42mi	3/1.5	1,320 (+10%)	13mo	$280,000	$212	51
2526 Genes Dr	0.47mi	3/1.0	1,318 (+10%)	11mo	$249,000	$189	48
2633 Genes Dr	0.42mi	3/1.0	1,100 (-8%)	18mo	$192,000	$175	47
2738 E Walton Blvd	0.57mi	3/2.0	1,098 (-8%)	16mo	$228,000	$208	46
2659 Hatton Rd	0.72mi	3/2.0	1,272 (+6%)	12mo	$280,000	$220	46
2835 Genes Dr	0.49mi	2/2.0 (-1)	1,378 (+15%)	8mo	$275,000	$200	40
2896 James Rd	0.43mi	3/1.0	1,063 (-11%)	22mo	$200,000	$188	39
2436 Richwood Rd	0.69mi	2/1.0 (-1)	1,085 (-10%)	8mo	$202,500	$187	36
2365 Walnut Rd	0.72mi	3/1.0	1,300 (+8%)	16mo	$191,000	$147	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.71×
• Total profit: $63,941
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 12.82×
• Total profit: $132,411
• 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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,191

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,218	-5% $1,205	+0% $1,191	+5% $1,177	+10% $1,163
Rent	-10% $1,044	-5% $1,117	+0% $1,191	+5% $1,264	+10% $1,337
Rate	-1.0pp $1,211	-0.5pp $1,201	base $1,191	+0.5pp $1,180	+1.0pp $1,170

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Davison Ave Auburn Hills, MI	2.0	2.0	1137	$1,600	$1.41	44d	1	0.14mi
2891 Olden Oak Ln Auburn Hills, MI	1.0–2.0	1.0	900	$1,350	$1.50	2d	9	0.29mi
2610 Davison Ave Unit *22-2598 Auburn Hills, MI	3.0	2.0	1200	$3,150	$2.62	44d	1	0.35mi
2610 Davison Ave Auburn Hills, MI	2.0	2.0	1050	$1,675	$1.60	22d	1	0.35mi
2610 Davison Ave Auburn Hills, MI	2.0	2.0	1050	$1,450	$1.38	3d	1	0.35mi
2610 Davison Ave Unit *17-2763 Auburn Hills, MI	2.0	2.0	1100	$1,725	$1.57	44d	1	0.35mi
2610 Davison Ave Unit *17-2773 Auburn Hills, MI	2.0	2.0	1050	$1,475	$1.40	44d	1	0.35mi
2610 Davison Ave Unit 14-2718 Auburn Hills, MI	3.0	2.0	1200	$2,150	$1.79	24d	1	0.35mi
2610 Davison Ave Unit *22-2582 Auburn Hills, MI	2.0	2.0	1100	$2,050	$1.86	22d	1	0.35mi
2610 Davison Ave Unit 22956 Auburn Hills, MI	3.0	2.0	1200	$2,175	$1.81	44d	1	0.35mi
2610 Davison Ave Unit 20-2628 Auburn Hills, MI	2.0	2.0	1050	$1,650	$1.57	44d	1	0.35mi
2040 Taylor Rd Auburn Hills, MI	1.0–2.0	1.0–1.5	782	$1,675	$2.14	18d	6	0.42mi
3131 N Squirrel Rd Unit 1-126 Auburn Hills, MI	2.0	1.0	800	$1,317	$1.65	24d	1	0.64mi
3474 Brookshear Cir Auburn Hills, MI	1.0–3.0	1.0–1.5	800	$1,600	$2.00	2d	1	0.75mi
2748 Barrington Sq Auburn Hills, MI	2.0	2.0	1178	$2,150	$1.83	2d	1	0.91mi
2688 Barrington Sq Auburn Hills, MI	2.0	2.0	1193	$1,995	$1.67	10d	1	0.92mi
2676 Barrington Sq Auburn Hills, MI	2.0	2.0	1209	$1,895	$1.57	2d	1	0.95mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	2d	3	1.06mi
3300 5 Points Dr Auburn Hills, MI	1.0–3.0	1.0–2.0	1095	$2,369	$2.16	2d	16	1.09mi
2651 Greenstone Blvd Auburn Hills, MI	1.0–2.0	1.0–2.0	1013	$1,660	$1.64	2d	3	1.26mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.27mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.32mi
2605 Greenstone Blvd Auburn Hills, MI	1.0–2.0	1.0–2.0	792	$1,575	$1.99	4d	3	1.34mi

Listing history 16 events

1. 2026-06-18
   days on market $40,000 Active 29 DOM
2. 2026-06-17
   days on market $40,000 Active 28 DOM
3. 2026-06-16
   days on market $40,000 Active 27 DOM
4. 2026-06-15
   days on market $40,000 Active 26 DOM
5. 2026-06-13
   days on market $40,000 Active 24 DOM
6. 2026-06-13
   days on market $40,000 Active 23 DOM
7. 2026-06-09
   days on market $40,000 Active 20 DOM
8. 2026-06-08
   days on market $40,000 Active 19 DOM
9. 2026-06-07
   days on market $40,000 Active 18 DOM
10. 2026-06-04
    days on market $40,000 Active 15 DOM
11. 2026-06-03
    days on market $40,000 Active 14 DOM
12. 2026-06-02
    days on market $40,000 Active 13 DOM
13. 2026-06-01
    days on market $40,000 Active 12 DOM
14. 2026-05-31
    days on market $40,000 Active 11 DOM
15. 2026-05-19
    listed $40,000 Active

    Show marketing remark (841 chars)

    Welcome to your next investment opportunity or the perfect starter home! This spacious 3-bedroom, 2-bath mobile home offers a functional layout with plenty of potential. Step through the front door into a welcoming living room, providing a comfortable space for relaxing or entertaining guests. The kitchen features an open layout with ample cabinet and counter space, creating a bright and inviting area for everyday living. The primary suite includes a large walk-in closet and a private bathroom complete with a tub. Two additional bedrooms and one additional full bathroom provide convenience and flexibility for family members or guests. Whether you're a first-time homebuyer, investor, or someone looking for a property you can personalize and make your own, this home is full of opportunity and potential. Schedule your showing today!

16. 2026-05-19
    listed $40,000 Active 841-char remark

    Show marketing remark (841 chars)

    Welcome to your next investment opportunity or the perfect starter home! This spacious 3-bedroom, 2-bath mobile home offers a functional layout with plenty of potential. Step through the front door into a welcoming living room, providing a comfortable space for relaxing or entertaining guests. The kitchen features an open layout with ample cabinet and counter space, creating a bright and inviting area for everyday living. The primary suite includes a large walk-in closet and a private bathroom complete with a tub. Two additional bedrooms and one additional full bathroom provide convenience and flexibility for family members or guests. Whether you're a first-time homebuyer, investor, or someone looking for a property you can personalize and make your own, this home is full of opportunity and potential. Schedule your showing today!

ⓘ 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: $22,286
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$1,164
• Taxable income: $14,516
• Est. tax owed @ 24.0%: −$3,484
• After-tax cash flow: $10,805/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 · 14 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value for resale or rental.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — some wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace carpeting — improves living space
• Resale repair exterior siding — enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace carpeting — improves living space ↑
• Resale repair exterior siding — enhances curb appeal ↑

ⓘ 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: Pontiac City School District
• NCES district ID: 2628740
• Math proficiency: 8% ▼ -5.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $33,888
• Composite: 10.12/100
• National rank: #9802
• State rank: #514 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

2 events — show timeline

• 2026-05-19 Listed $40,000 MiRealSource-MiMLS
• 2026-05-19 Listed $40,000 REALCOMP