11055 Silver View Ct · Green Oak, MI 48178

$95,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 93 Days on market

Manufactured home Built 2024 Fair condition 4,356 sqft lot $141/sqft · 64% below area

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Manufactured-home adj. -4.4

Listing remarks MLS

The perfect getaway. All sports lake access with no property taxes! Financing available. Unbeatable price for near lakefront living! This never lived in home is equipped with all the amenities you could need for relaxation or celebration. Enjoy 2 spacious bedrooms and a well appointed bathroom whenever you're not basking in your new lake lifestyle. One month of free lot rent with accepted offer before June 1st! This is a manufactured home on leased land the HOA reflects lot rent which includes water. Home is across the street from water. Manufactured home loans can be accepted!

Key facts

• 4,356 sq ft lot
• Built 2024
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.3% in Green Oak — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brighton Area Schools (suburban): math 59% / reading 69% proficiency, ranked #22 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawkins Elementary School (math 67% / reading 62%, grade B, #132 of 1,397 statewide, top 11%, 549 students, 15% FRL); Scranton Middle School (math 56% / reading 71%, grade B+, #42 of 493 statewide, top 8%, 828 students, 16% FRL); Brighton High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 1,961 students, 13% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 320 active listings in the ZIP; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 9% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $264,519
• List price: $95,000
• Delta: -64.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-8,369
• Equity at exit: $14,165

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,800
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $95,000 ($154/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +155.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48178

• Active inventory: 320
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $110

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $176	-5% $143	+0% $110	+5% $77	+10% $44
Rent	-10% $33	-5% $72	+0% $110	+5% $148	+10% $187
Rate	-1.0pp $158	-0.5pp $134	base $110	+0.5pp $85	+1.0pp $60

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Directions: Once entering Silver Lake mobile home park go to the right to Silver View CtCross streets: Silver Lake Rd and Silverside Dr
• HOA & community: Homeowners association with monthly fee of $675 (includes water)Pets allowed — contact for details

Exterior

• Parking: No garage
• Utilities: Private well waterShared septic
• Home design: Single-family residenceOne storyGround-level entry with steps
• Construction: Vinyl sidingPillar/post/pier foundationBuilt on a 0.1-acre lot (approximate dimensions 50 x 20)
• Exterior features: Lake privileges (Silver Lake)Located on a cul-de-sacPrivate maintained paved roadPrivate road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)Ceiling fan(s)No central air
• Interior features: Electric water heaterCrawl space
• Laundry & utility: Separate laundry room

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 93 DOM
2. 2026-08-06
   days on market $95,000 Active 91 DOM
3. 2026-08-05
   days on market $95,000 Active 90 DOM
4. 2026-08-04
   days on market $95,000 Active 89 DOM
5. 2026-08-03
   days on market $95,000 Active 88 DOM
6. 2026-07-31
   days on market $95,000 Active 85 DOM
7. 2026-07-30
   days on market $95,000 Active 84 DOM
8. 2026-07-30
   days on market $95,000 Active 83 DOM
9. 2026-07-28
   days on market $95,000 Active 82 DOM
10. 2026-07-26
    days on market $95,000 Active 80 DOM
11. 2026-07-24
    days on market $95,000 Active 78 DOM
12. 2026-07-23
    listing id $95,000 Active 77 DOM
13. 2026-07-23
    days on market $95,000 Active 77 DOM
14. 2026-07-22
    days on market $95,000 Active 76 DOM
15. 2026-07-21
    days on market $95,000 Active 75 DOM
16. 2026-07-20
    days on market $95,000 Active 74 DOM
17. 2026-07-18
    days on market $95,000 Active 72 DOM
18. 2026-07-18
    days on market $95,000 Active 71 DOM
19. 2026-07-16
    days on market $95,000 Active 70 DOM
20. 2026-07-15
    days on market $95,000 Active 69 DOM
21. 2026-07-14
    days on market $95,000 Active 68 DOM
22. 2026-07-13
    days on market $95,000 Active 67 DOM
23. 2026-07-13
    days on market $95,000 Active 66 DOM
24. 2026-07-11
    days on market $95,000 Active 65 DOM
25. 2026-07-10
    days on market $95,000 Active 64 DOM
26. 2026-07-09
    days on market $95,000 Active 63 DOM
27. 2026-07-07
    days on market $95,000 Active 61 DOM
28. 2026-07-06
    days on market $95,000 Active 60 DOM
29. 2026-07-06
    days on market $95,000 Active 59 DOM
30. 2026-07-05
    days on market $95,000 Active 58 DOM
31. 2026-07-03
    days on market $95,000 Active 57 DOM
32. 2026-07-02
    days on market $95,000 Active 56 DOM
33. 2026-07-01
    days on market $95,000 Active 55 DOM
34. 2026-06-30
    days on market $95,000 Active 54 DOM
35. 2026-06-29
    days on market $95,000 Active 53 DOM
36. 2026-06-28
    days on market $95,000 Active 52 DOM
37. 2026-06-27
    days on market $95,000 Active 51 DOM
38. 2026-06-26
    days on market $95,000 Active 50 DOM
39. 2026-06-24
    days on market $95,000 Active 48 DOM
40. 2026-06-22
    days on market $95,000 Active 46 DOM
41. 2026-06-21
    days on market $95,000 Active 45 DOM
42. 2026-06-18
    days on market $95,000 Active 42 DOM
43. 2026-06-17
    days on market $95,000 Active 41 DOM
44. 2026-06-16
    days on market $95,000 Active 40 DOM
45. 2026-06-15
    days on market $95,000 Active 39 DOM
46. 2026-06-13
    days on market $95,000 Active 37 DOM
47. 2026-06-13
    days on market $95,000 Active 36 DOM
48. 2026-06-09
    days on market $95,000 Active 33 DOM
49. 2026-06-08
    days on market $95,000 Active 32 DOM
50. 2026-06-07
    days on marketlisting id $95,000 Active 31 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: $11,645
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,764
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,370/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 · 1 photo

Fair 40/100 Moderate rehab Est. rehab $16,800–$30,240 screening

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Fresh paint and landscaping would significantly enhance its curb appeal and attract potential buyers or tenants.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown grass and weeds

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental prune landscaping — Well-maintained landscaping attracts tenants ↑
• Both repair siding — Siding repair improves both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Hawkins Elementary School B MI #132/1,397 Nat'l #5,189/41,679 Middle Scranton Middle School B+ MI #42/493 Nat'l #1,406/14,009 High Brighton High School B- MI #46/713 Nat'l #2,821/17,239

Schools (NCES district)

• District: Brighton Area Schools
• NCES district ID: 2606870
• Math proficiency: 59% ▼ -3.00%
• Reading proficiency: 69% ▼ -2.00%
• Median HH income: $84,114
• Composite: 57.62/100
• National rank: #1062
• State rank: #22 of 540 in MI

Livability — Green Oak

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

Census & demographics

• County: Oakland County · 202,920 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 8% of renters

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Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

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Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.96%
• Current HPI: 197.5122
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Directions: Once entering Silver Lake mobile home park go to the right to Silver View CtCross streets: Silver Lake Rd and Silverside Dr
• HOA & community: Homeowners association with monthly fee of $675 (includes water)Pets allowed — contact for details

Exterior

• Parking: No garage
• Utilities: Private well waterShared septic
• Home design: Single-family residenceOne storyGround-level entry with steps
• Construction: Vinyl sidingPillar/post/pier foundationBuilt on a 0.1-acre lot (approximate dimensions 50 x 20)
• Exterior features: Lake privileges (Silver Lake)Located on a cul-de-sacPrivate maintained paved roadPrivate road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)Ceiling fan(s)No central air
• Interior features: Electric water heaterCrawl space
• Laundry & utility: Separate laundry room

Price history

+28.6% since first listed

10 events — show timeline

• 2026-06-05 Relisted — REALCOMP
• 2026-06-04 Listing Removed — REALCOMP
• 2026-05-07 Listed $95,000 MiRealSource-MiMLS
• 2026-05-07 Listed $95,000 REALCOMP
• 2026-03-18 Price Changed $90,000 REALCOMP
• 2026-03-18 Listing Removed — REALCOMP
• 2026-03-18 Listing Removed — MiRealSource-MiMLS
• 2026-03-18 Price Changed $90,000 MiRealSource-MiMLS
• 2025-10-08 Listed $73,900 REALCOMP
• 2025-10-08 Listed $73,900 MiRealSource-MiMLS