6571 Kentwood Dr · Groveland, MI 48442

$49,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 224 Days on market

Built 2025 Good condition

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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
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hello Savings!Welcome to your next home featuring a spacious living room with plush carpeting and oversized windows that fill the space with natural light. The kitchen shines with white cabinetry, sleek countertops, and a stylish rustic backsplash that adds character and charm. With wood-look flooring in the kitchen and dining area, this home blends comfort with modern updates. This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF We are also offering no rent due until Jan 1st, 2026Looking to purchase instead of rent? Homeowners automatically receive 2 months of waived site rent and pay no security deposit. Plus, we offer in-house financing to make the process simple and stress-free. All homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

Key facts

• Built 2025
• Listed 224 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $345 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.72% ✓
• Cap rate: 33.26%
• Cash-on-cash: 96.32%
• DSCR: 5.29
• GRM: 2.2

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: 97.3%
• Equity multiple: 5.54×
• Total profit: $63,373
• Equity at exit: $7,440

10-year hold

• IRR: 99.9%
• Equity multiple: 11.54×
• Total profit: $147,277
• Equity at exit: $4,314

Cash invested: $13,972 (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 48442

• Active inventory: 153
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,122

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,156	-5% $1,139	+0% $1,122	+5% $1,104	+10% $1,087
Rent	-10% $975	-5% $1,048	+0% $1,122	+5% $1,195	+10% $1,268
Rate	-1.0pp $1,147	-0.5pp $1,134	base $1,122	+0.5pp $1,109	+1.0pp $1,095

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16971 Sleepy Hollow Blvd Holly, MI	2.0–4.0	2.0	1246	$1,449	$1.16	0d	1	0.43mi

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 224 DOM
2. 2026-06-17
   days on market $49,900 Active 223 DOM
3. 2026-06-16
   days on market $49,900 Active 222 DOM
4. 2026-06-15
   days on market $49,900 Active 221 DOM
5. 2026-06-13
   days on market $49,900 Active 219 DOM
6. 2026-06-13
   days on market $49,900 Active 218 DOM
7. 2026-06-09
   days on market $49,900 Active 215 DOM
8. 2026-06-08
   days on market $49,900 Active 214 DOM
9. 2026-06-07
   days on market $49,900 Active 213 DOM
10. 2026-06-04
    days on market $49,900 Active 210 DOM
11. 2026-06-03
    days on market $49,900 Active 209 DOM
12. 2026-06-02
    days on market $49,900 Active 208 DOM
13. 2026-06-01
    days on market $49,900 Active 207 DOM
14. 2026-05-31
    days on market $49,900 Active 206 DOM
15. 2025-11-06
    listed $49,900 Active 939-char remark

    Show marketing remark (939 chars)

    Hello Savings!Welcome to your next home featuring a spacious living room with plush carpeting and oversized windows that fill the space with natural light. The kitchen shines with white cabinetry, sleek countertops, and a stylish rustic backsplash that adds character and charm. With wood-look flooring in the kitchen and dining area, this home blends comfort with modern updates. This home is available for immediate occupancy. Apply today and enjoy waived application fees with promo code 930RENT50OFF We are also offering no rent due until Jan 1st, 2026Looking to purchase instead of rent? Homeowners automatically receive 2 months of waived site rent and pay no security deposit. Plus, we offer in-house financing to make the process simple and stress-free. All homes are located in the beautiful Oak Hill Estates community in Holly, Michigan. Interested in this home? Contact us today:mshewmaker@yescommunities. com248-634-4444 ext. 1

ⓘ 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: $22,274
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$1,452
• Taxable income: $13,465
• Est. tax owed @ 24.0%: −$3,232
• After-tax cash flow: $10,227/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 · 9 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed. Painting the exterior and replacing carpet with hardwood flooring would significantly increase its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Replacing carpet with hardwood flooring — Improves aesthetics and increases value
• Both Upgrading kitchen appliances — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Replacing carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Upgrading kitchen appliances — Modernizes kitchen and adds 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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Groveland

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

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,788
• Household income: $86,575
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 532.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Arabic 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: ▼ -229.30%
• Current HPI: 227.7078
• Rent YoY: —
• 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

1 event — show timeline

• 2025-11-06 Listed $49,900 Zillow