167 Laurel Leah · Oxford, MI 48462

$79,900

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 13 Days on market

Built 1999 Good condition 8,712 sqft lot

---

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 +4.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained and updated 1,600 square feet Modular with 3 bedrooms and 2 full bathrooms in the desirable Haven Cove community within the Oxford School District. Situated with a beautiful water view on one of the larger lots in the neighborhood this home backs to a private wildlife pond, providing peaceful views, natural beauty, and abundant wildlife. The spacious split-bedroom floor plan features an open-concept layout filled with natural light. All the main updates have been done for you! Including a brand new roof installed in July 2025, a new shed roof, brand-new furnace installed approximately 6 months ago, professionally cleaned and inspected heating and cooling ductwork, ne

Key facts

• 8,712 sq ft lot
• Built 1999
• Listed 12 days

Property features AI

Finance

• Other: Accessible approach with ramp; Lot frontage approximately 60 feet; Acreage about 0.2 acres; Located in Oxford Township (mailing city: Oxford)
• Financial info: Information not provided
• HOA & community: Community/association provides grounds maintenance

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water (community); Public sewer not specified; Natural gas; Gas water heater; Electric service (implied)
• Home design: Manufactured home in an MH park; Single-story; Built in 1999; Property faces south (side of street: S)
• Construction: Vinyl siding construction; Crawlspace foundation
• Exterior features: Vinyl siding; Deck; Porch; Street lights; Paved street access

Interior

• Kitchen: Range/oven; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 on entry level — 15' long, carpeted; Bedroom 2 on entry level — 15 x 11, carpeted; Bedroom 3 on entry level — 15 x 10, carpeted
• Flooring: Carpet in bedrooms
• Bathrooms: 2 full bathrooms (both on entry level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s); Natural gas fuel
• Interior features: Total of 5 rooms; Deck; Porch; Street lighting in the area
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.1% vs local median 1.5% in Oxford — 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 (#136 in MI, #3,338 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Oxford Community Schools (suburban): math 42% / reading 58% proficiency, ranked #82 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $49,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Lakeshore Cir	0.39mi	3/2.0	1,600 (0%)	3mo	$28,000	$18	80
451 Chinkapin Rill	0.18mi	4/2.0 (+1)	1,598 (-0%)	13mo	$99,900	$63	75
271 Laurel Leah	0.27mi	4/2.0 (+1)	1,512 (-6%)	6mo	$15,000	$10	68
359 Shummard St	0.24mi	3/2.0	1,680 (+5%)	18mo	$49,900	$30	65
316 Hunters Rill	0.10mi	3/2.0	1,456 (-9%)	22mo	$61,000	$42	63
49 Hosner Dr	0.28mi	3/2.0	1,452 (-9%)	21mo	$45,000	$31	54
2185 E Lakeville Rd	0.53mi	3/1.0	1,667 (+4%)	20mo	$780,000	$468	48

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $16,107
• Equity at exit: $11,913

10-year hold

• IRR: 26.3%
• Equity multiple: 3.30×
• Total profit: $51,490
• Equity at exit: $6,908

Cash invested: $22,372 (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 48462

• Active inventory: 87
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $456

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 59%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	10d	1	0.05mi
296 Hunters Rill Unit 296 Oxford, MI	3.0	2.0	1120	$1,299	$1.16	1d	1	0.08mi
428 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	10d	1	0.13mi
87 W Manor St Oxford, MI	3.0	2.0	1280	$1,149	$0.90	10d	1	0.14mi
327 Parker Lake Dr Oxford, MI	3.0	2.0	1566	$1,399	$0.89	1d	1	0.16mi
391 Shummard Br Oxford, MI	3.0	2.0	1120	$1,299	$1.16	10d	1	0.17mi
154 Humphrey Dr Unit 154 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	1d	1	0.18mi
42 Hosner Dr Unit 42 Oxford, MI	3.0	2.0	1056	$1,199	$1.14	21d	1	0.22mi
126 Hosner Dr Unit 126 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	21d	1	0.23mi
98 E Manor St Oxford, MI	3.0	2.0	1120	$1,299	$1.16	24d	1	0.24mi
166 Parker Lake Dr Oxford, MI	2.0	2.0	1056	$1,049	$0.99	24d	1	0.24mi
118 Hosner Dr Unit 118 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	4d	1	0.26mi
96 Dunlap Cir Unit 96 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	1d	1	0.26mi
318 Hunters Rill Unit 318 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	1d	1	0.27mi
87 Dunlap Cir Unit 87 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	17d	1	0.28mi
85 Dunlap Cir Unit 85 Oxford, MI	2.0	2.0	1056	$1,049	$0.99	24d	1	0.30mi
215 Lakeshore Cir Unit 215 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	21d	1	0.37mi
189 Lakeshore Cir Unit 189 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	4d	1	0.39mi

Listing history 11 events

1. 2026-06-18
   days on market $79,900 Active 13 DOM
2. 2026-06-17
   days on market $79,900 Active 12 DOM
3. 2026-06-16
   days on market $79,900 Active 11 DOM
4. 2026-06-15
   days on market $79,900 Active 10 DOM
5. 2026-06-13
   days on market $79,900 Active 8 DOM
6. 2026-06-13
   days on market $79,900 Active 7 DOM
7. 2026-06-09
   days on market $79,900 Active 4 DOM
8. 2026-06-08
   days on market $79,900 Active 3 DOM
9. 2026-06-07
   statusdays on marketlisting id $79,900 Active 2 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $79,900 Coming Soon 1 DOM

ⓘ 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: $15,312
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,324
• Taxable income: $4,464
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,399/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated 1,600 square foot modular home in the Haven Cove community offers a beautiful water view and is ready for new owners to move in.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value
• Both painting exterior — fresh paint improves curb appeal and value
• Both upgrading lighting fixtures — modernizes the home and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Both painting exterior — fresh paint improves curb appeal and value ↑
• Both upgrading lighting fixtures — modernizes the home and 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: Oxford Community Schools
• NCES district ID: 2627240
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $77,057
• Composite: 45.31/100
• National rank: #2645
• State rank: #82 of 540 in MI

Livability — Oxford

• Score: 76/100
• State rank: #136
• US rank: #3338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,972
• Population (ZIP): 13,010

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: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Romanian 12% Lithuanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Other Asian/Pacific 1%

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: ▼ -277.19%
• Current HPI: 200.5686
• 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

1 event — show timeline

• 2026-06-03 Coming Soon $79,900 MiRealSource-MiMLS