29311 Hidden River Dr · Gibraltar, MI 48173

$85,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 3 Days on market

Built 2003 Good condition 4,356 sqft lot

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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 +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this gorgeous manufactured home situated on a premium perimeter lot in the highly desirable Meadowlands community in Gibraltar. Offering an open-concept floor plan, this home features a spacious living room, dining area, and kitchen that flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen boasts a convenient snack bar, abundant cabinet storage, and plenty of countertop workspace. Just off the kitchen, you'll find a dedicated laundry room with direct access to the private rear patio, providing the perfect spot to relax and enjoy the peaceful setting. The spacious primary suite features a walk-in closet and elegant French doors leading to the private en-suite bath. The primary bath offers a large soaking tub, separate oversized shower, and ample space to unwind. Two additional bedrooms share a second full bathroom, making this home ideal for families, guests, or a home office setup. Major mechanical updates provide peace of mind, including a newer furnace and hot water tank that are just 2 years old, along with a roof that is only 5 years old. Outside, the yard includes a storage shed for all your outdoor equipment and seasonal items. Residents of the Meadowlands enjoy a beautiful all-doublewide community featuring professionally maintained grounds, a clubhouse, swimming pool, playground, basketball court, and community activities throughout the year. Located within the Gibraltar School District and just minutes from shopping, dining, parks, Lake Erie recreation, and easy freeway access, this home offers both comfort and convenience. Don't miss your opportunity to own this beautiful home in one of Gibraltar's most sought-after manufactured home communities. Schedule your private showing today and discover everything this wonderful home has to offer!

Key facts

• Walk-in closet
• Convenient snack bar
• Private rear patio

Tags

• PREMIUM PERIMETER LOT
• OPEN-CONCEPT FLOOR PLAN
• CONVENIENT SNACK BAR
• DEDICATED LAUNDRY ROOM
• PRIVATE REAR PATIO
• WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed — contact for details
• HOA & community: Community pool; Clubhouse; Sidewalks

Exterior

• Parking: Driveway; Assigned parking; No garage
• Utilities: Public water; Public sewer; Circuit breaker electric with 220-volt service; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built area above grade: 1,356 (square feet)
• Exterior features: Patio; Porch; Shed(s); Private maintained paved road; Private road frontage; Community outdoor in-ground pool; Clubhouse; Sidewalks

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; 7 total rooms; Patio and porch access (patio and porch)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 18.0% vs local median 3.7% in Gibraltar — 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 77/100 on livability (#133 in MI, #3,254 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Gibraltar School District (suburban): math 29% / reading 46% proficiency, ranked #219 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hunter Elementary School (math 22% / reading 42%, grade F, #814 of 1,397 statewide, top 61%, 393 students, 43% FRL); Shumate Middle School (math 32% / reading 47%, grade F, #215 of 493 statewide, top 45%, 795 students, 34% FRL); Oscar A Carlson High School (math 23% / reading 50%, grade F, #364 of 713 statewide, top 51%, 1,165 students, 31% FRL).
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $85,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.11% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.88%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $211,536
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29269 Hidden River Dr	0.04mi	3/2.0	1,386 (+2%)	8mo	$49,000	$35	88
29224 Hidden River Dr	0.08mi	3/2.0	1,458 (+8%)	4mo	$88,000	$60	80
29087 Meadow Ln	0.15mi	3/2.0	1,288 (-5%)	15mo	$61,000	$47	72
28428 Weddel Ave	0.75mi	3/2.0	1,345 (-1%)	6mo	$279,888	$208	59
29842 Fort Rd	0.56mi	3/1.0	1,232 (-9%)	7mo	$230,000	$187	49
20329 Churchill Ave	0.74mi	3/1.5	1,191 (-12%)	11mo	$230,000	$193	34
20287 Newman Dr	0.68mi	3/1.0	1,254 (-8%)	22mo	$195,000	$156	34
20305 Newman Dr	0.69mi	3/1.0	1,218 (-10%)	19mo	$160,000	$131	31
28461 Mayfair Ave	0.75mi	3/1.5	1,191 (-12%)	20mo	$225,000	$189	27

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: 38.5%
• Equity multiple: 2.65×
• Total profit: $39,157
• Equity at exit: $12,674

10-year hold

• IRR: 45.0%
• Equity multiple: 5.30×
• Total profit: $102,329
• Equity at exit: $7,349

Cash invested: $23,800 (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 48173

• Active inventory: 54
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $831

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $889	-5% $860	+0% $831	+5% $801	+10% $772
Rent	-10% $689	-5% $760	+0% $831	+5% $902	+10% $972
Rate	-1.0pp $873	-0.5pp $852	base $831	+0.5pp $809	+1.0pp $786

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14221 Park St Rockwood, MI	2.0–3.0	1.5–2.5	1166	$1,795	$1.54	0d	10	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $85,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1849 chars)

   Welcome home to this gorgeous manufactured home situated on a premium perimeter lot in the highly desirable Meadowlands community in Gibraltar. Offering an open-concept floor plan, this home features a spacious living room, dining area, and kitchen that flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen boasts a convenient snack bar, abundant cabinet storage, and plenty of countertop workspace. Just off the kitchen, you'll find a dedicated laundry room with direct access to the private rear patio, providing the perfect spot to relax and enjoy the peaceful setting. The spacious primary suite features a walk-in closet and elegant French doors leading to the private en-suite bath. The primary bath offers a large soaking tub, separate oversized shower, and ample space to unwind. Two additional bedrooms share a second full bathroom, making this home ideal for families, guests, or a home office setup. Major mechanical updates provide peace of mind, including a newer furnace and hot water tank that are just 2 years old, along with a roof that is only 5 years old. Outside, the yard includes a storage shed for all your outdoor equipment and seasonal items. Residents of the Meadowlands enjoy a beautiful all-doublewide community featuring professionally maintained grounds, a clubhouse, swimming pool, playground, basketball court, and community activities throughout the year. Located within the Gibraltar School District and just minutes from shopping, dining, parks, Lake Erie recreation, and easy freeway access, this home offers both comfort and convenience. Don't miss your opportunity to own this beautiful home in one of Gibraltar's most sought-after manufactured home communities. Schedule your private showing today and discover everything this wonderful home has to offer!

3. 2026-06-18
   listed $85,000 Active 1 DOM

   Show marketing remark (1849 chars)

   Welcome home to this gorgeous manufactured home situated on a premium perimeter lot in the highly desirable Meadowlands community in Gibraltar. Offering an open-concept floor plan, this home features a spacious living room, dining area, and kitchen that flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen boasts a convenient snack bar, abundant cabinet storage, and plenty of countertop workspace. Just off the kitchen, you'll find a dedicated laundry room with direct access to the private rear patio, providing the perfect spot to relax and enjoy the peaceful setting. The spacious primary suite features a walk-in closet and elegant French doors leading to the private en-suite bath. The primary bath offers a large soaking tub, separate oversized shower, and ample space to unwind. Two additional bedrooms share a second full bathroom, making this home ideal for families, guests, or a home office setup. Major mechanical updates provide peace of mind, including a newer furnace and hot water tank that are just 2 years old, along with a roof that is only 5 years old. Outside, the yard includes a storage shed for all your outdoor equipment and seasonal items. Residents of the Meadowlands enjoy a beautiful all-doublewide community featuring professionally maintained grounds, a clubhouse, swimming pool, playground, basketball court, and community activities throughout the year. Located within the Gibraltar School District and just minutes from shopping, dining, parks, Lake Erie recreation, and easy freeway access, this home offers both comfort and convenience. Don't miss your opportunity to own this beautiful home in one of Gibraltar's most sought-after manufactured home communities. Schedule your private showing today and discover everything this wonderful home has to offer!

ⓘ 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: $21,540
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$2,473
• Taxable income: $9,160
• Est. tax owed @ 24.0%: −$2,198
• After-tax cash flow: $7,769/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 75/100 Cosmetic rehab

This well-maintained single-family home in Gibraltar, Michigan, offers a good condition with minimal repairs needed. It's move-in ready with a good curb appeal and potential for value increase through exterior painting and carpet replacement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ 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: Gibraltar School District
• NCES district ID: 2615870
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $64,791
• Composite: 33.77/100
• National rank: #5367
• State rank: #219 of 540 in MI

Livability — Gibraltar

• Score: 77/100
• State rank: #133
• US rank: #3254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibraltar, MI
• Population (ZIP): 12,984

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 11% Lithuanian 6% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Tagalog/Filipino 2% Spanish 1% Other Indo-European 1%

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: ▼ -153.48%
• Current HPI: 205.5632
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $85,000 MiRealSource-MiMLS
• 2026-06-18 Listed $85,000 REALCOMP