3 Bed 2 Bath Double Section Plan · Argentine, MI 48451

$77,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 125 Days on market

Fair condition ↓ 4% since listing

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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
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pine Ridge, where your dream lifestyle becomes reality! Pine Ridge is surrounded by popular restaurants, stores, and entertainment venues. Your children will thrive in the esteemed Linden Community Schools. Discover nature's beauty at local parks like Eagles Wooden Park and Silver Lake Park, and enjoy waterfront tranquility just minutes away at Lobdell Lake and Clover Beach. Elevate your lifestyle with our top-notch amenities, including a barbecue area, basketball court, a clubhouse for events and meetings, a pet-friendly atmosphere, and a playground for family fun. Pine Ridge is committed to your well-being. Enjoy on-site management, maintenance services, an easy home-buying process at our sales office, beautifully landscaped grounds, and well-lit streets for added security. Join our close-knit community with fantastic amenities in a prime location-Pine Ridge. Contact us today for a private tour and experience Pine Ridge living at its finest!

Key facts

• Barbecue area
• Basketball court
• Clubhouse for events

Tags

• BARBECUE AREA
• BASKETBALL COURT
• CLUBHOUSE FOR EVENTS
• PET-FRIENDLY ATMOSPHERE
• PLAYGROUND
• ON-SITE MANAGEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 1.9% in Argentine — 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 65/100 on livability (#453 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.95% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.56%
• DSCR: 2.63
• GRM: 4.3

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $29,730
• Equity at exit: $11,615

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $80,488
• Equity at exit: $6,735

Cash invested: $21,812 (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 48451

• Active inventory: 222
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $665

Break-even live

Break-even rent $681

Max offer price $77,900

Occupancy floor 51%

Sensitivity live

Price	-10% $718	-5% $692	+0% $665	+5% $638	+10% $611
Rent	-10% $544	-5% $604	+0% $665	+5% $725	+10% $785
Rate	-1.0pp $704	-0.5pp $684	base $665	+0.5pp $644	+1.0pp $624

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15562 Pine Ridge Dr Unit 49 Linden, MI	3.0	2.0	1456	$1,589	$1.09	2d	1	0.05mi
15588 Pine Ridge Dr Unit 92 Linden, MI	3.0	2.0	1152	$1,439	$1.25	2d	1	0.05mi

Listing history 17 events

1. 2026-06-18
   days on market $77,900 Active 125 DOM
2. 2026-06-17
   days on market $77,900 Active 124 DOM
3. 2026-06-16
   days on market $77,900 Active 123 DOM
4. 2026-06-15
   days on market $77,900 Active 122 DOM
5. 2026-06-14
   days on market $77,900 Active 120 DOM
6. 2026-06-13
   days on market $77,900 Active 119 DOM
7. 2026-06-10
   days on market $77,900 Active 117 DOM
8. 2026-06-09
   days on market $77,900 Active 116 DOM
9. 2026-06-08
   days on market $77,900 Active 115 DOM
10. 2026-06-07
    days on market $77,900 Active 114 DOM
11. 2026-06-05
    days on market $77,900 Active 111 DOM
12. 2026-06-02
    days on market $77,900 Active 109 DOM
13. 2026-06-01
    days on market $77,900 Active 108 DOM
14. 2026-05-31
    days on market $77,900 Active 107 DOM
15. 2026-05-30
    days on market $77,900 Active 106 DOM
16. 2026-05-16
    price $77,900 968-char remark

    Show marketing remark (968 chars)

    Welcome to Pine Ridge, where your dream lifestyle becomes reality! Pine Ridge is surrounded by popular restaurants, stores, and entertainment venues. Your children will thrive in the esteemed Linden Community Schools. Discover nature's beauty at local parks like Eagles Wooden Park and Silver Lake Park, and enjoy waterfront tranquility just minutes away at Lobdell Lake and Clover Beach. Elevate your lifestyle with our top-notch amenities, including a barbecue area, basketball court, a clubhouse for events and meetings, a pet-friendly atmosphere, and a playground for family fun. Pine Ridge is committed to your well-being. Enjoy on-site management, maintenance services, an easy home-buying process at our sales office, beautifully landscaped grounds, and well-lit streets for added security. Join our close-knit community with fantastic amenities in a prime location-Pine Ridge. Contact us today for a private tour and experience Pine Ridge living at its finest!

17. 2026-02-13
    listed $80,900 Active 968-char remark

    Show marketing remark (968 chars)

    Welcome to Pine Ridge, where your dream lifestyle becomes reality! Pine Ridge is surrounded by popular restaurants, stores, and entertainment venues. Your children will thrive in the esteemed Linden Community Schools. Discover nature's beauty at local parks like Eagles Wooden Park and Silver Lake Park, and enjoy waterfront tranquility just minutes away at Lobdell Lake and Clover Beach. Elevate your lifestyle with our top-notch amenities, including a barbecue area, basketball court, a clubhouse for events and meetings, a pet-friendly atmosphere, and a playground for family fun. Pine Ridge is committed to your well-being. Enjoy on-site management, maintenance services, an easy home-buying process at our sales office, beautifully landscaped grounds, and well-lit streets for added security. Join our close-knit community with fantastic amenities in a prime location-Pine Ridge. Contact us today for a private tour and experience Pine Ridge living at its finest!

ⓘ 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: $18,273
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$2,266
• Taxable income: $7,161
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $6,257/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior siding and replacing the concrete steps would significantly enhance its curb appeal and marketability.

Repairs flagged

• Minor Paint exterior siding — Slight discoloration
• Moderate Replace concrete steps — Worn and uneven
• Minor Landscaping — Overgrown grass

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace concrete steps — Improves safety and aesthetics
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint exterior siding · Slight discoloration	Minor	$500–3,000
Replace concrete steps · Worn and uneven	Moderate	$3,000–15,000
Landscaping · Overgrown grass	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace concrete steps — Improves safety and aesthetics ↑
• Both Landscaping — Enhances curb appeal and 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: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Argentine

• Score: 65/100
• State rank: #453
• US rank: #12693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,993

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.03%
• Current HPI: 260.4332
• 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

-3.7% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $77,900 Zillow
• 2026-02-13 Listed $80,900 Zillow