1414 Nardeer St · Novi, MI 48374

$66,250

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 41 Days on market

Built 2015 Average condition $49/sqft · 15% below area Est $78k · 15% under ↓ 1% 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home at 1414 Nardeer Street in the desirable Old Dutch Farms community of Novi! This spacious manufactured home offers approximately 1,344 square feet of comfortable living space with a bright, open feel and thoughtful features throughout. Step inside to a large living room filled with natural light, creating a warm and inviting space to relax or entertain. The kitchen offers plenty of cabinet storage, generous counter space, a gas range, dishwasher, and refrigerator, making daily living both easy and functional. The home also offers a designated laundry room with a washer and dryer. The primary bedroom is a standout, offering a private bath with dual sinks, a soaking tub, and a separate shower. An additional full bath provides extra comfort for family or guests. Neutral finishes throughout give the home a clean, move in ready feel while still offering room for a buyer to add their own personal touch. Exterior features include vinyl siding, shutters, skirting, a sidewalk, a deck with step entry. Located within Old Dutch Farms Manufactured Home Community, this home offers convenient access to nearby shopping, dining, parks and major roads. The monthly lot rent is only $837, which includes road maintenance, trash, and taxes. This home is move-in ready!

Key facts

• Private bath
• Soaking tub
• Large living room

Tags

• LARGE LIVING ROOM
• DESIGNATED LAUNDRY ROOM
• PRIVATE BATH
• SOAKING TUB
• SEPARATE SHOWER
• VINYL SIDING

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Vinyl siding; Slab foundation; Built using standard residential construction
• Exterior features: Private maintained, paved private road access; Irregular-shaped lot; Pets allowed; Ground-level entry with steps

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air electric heating; No central cooling
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 2.8% in Novi — 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 86/100 on livability (#20 in MI, #377 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $458 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 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 $64,262 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 2.45% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.17%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $77,791
• List price: $66,250
• Delta: -14.84%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Nardeer	0.01mi	3/2.0	1,232 (-8%)	22mo	$53,000	$43	68
50397 Idaho	0.32mi	4/2.0 (+1)	1,512 (+12%)	17mo	$77,000	$51	45

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: 51.2%
• Equity multiple: 3.24×
• Total profit: $41,642
• Equity at exit: $9,878

10-year hold

• IRR: 56.6%
• Equity multiple: 6.59×
• Total profit: $103,773
• Equity at exit: $5,728

Cash invested: $18,550 (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 48374

• Active inventory: 74
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$347
• Tax est. 1.5%: −$83 /mo · $994/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $822

Break-even live

Break-even rent $580

Max offer price $66,250

Occupancy floor 44%

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: $16,562
• Closing costs: $1,988
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27000 Napier Rd Novi, MI	2.0–4.0	2.0	1148	$1,594	$1.39	1d	1	0.08mi
27059 Meadowood Dr Wixom, MI	1.0–3.0	1.0–2.0	950	$1,819	$1.91	1d	4	0.63mi

Listing history 16 events

1. 2026-06-18
   days on market $66,250 Active 41 DOM
2. 2026-06-17
   days on market $66,250 Active 40 DOM
3. 2026-06-16
   days on market $66,250 Active 39 DOM
4. 2026-06-15
   days on market $66,250 Active 38 DOM
5. 2026-06-13
   days on market $66,250 Active 36 DOM
6. 2026-06-13
   days on market $66,250 Active 35 DOM
7. 2026-06-09
   days on market $66,250 Active 32 DOM
8. 2026-06-08
   days on market $66,250 Active 31 DOM
9. 2026-06-07
   pricedays on market $66,250 Active 30 DOM
10. 2026-06-04
    days on market $67,000 Active 27 DOM
11. 2026-06-03
    days on market $67,000 Active 26 DOM
12. 2026-06-02
    days on market $67,000 Active 25 DOM
13. 2026-06-01
    days on market $67,000 Active 24 DOM
14. 2026-05-31
    days on market $67,000 Active 23 DOM
15. 2026-05-08
    listed $67,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    Welcome to your new home at 1414 Nardeer Street in the desirable Old Dutch Farms community of Novi! This spacious manufactured home offers approximately 1,344 square feet of comfortable living space with a bright, open feel and thoughtful features throughout. Step inside to a large living room filled with natural light, creating a warm and inviting space to relax or entertain. The kitchen offers plenty of cabinet storage, generous counter space, a gas range, dishwasher, and refrigerator, making daily living both easy and functional. The home also offers a designated laundry room with a washer and dryer. The primary bedroom is a standout, offering a private bath with dual sinks, a soaking tub, and a separate shower. An additional full bath provides extra comfort for family or guests. Neutral finishes throughout give the home a clean, move in ready feel while still offering room for a buyer to add their own personal touch. Exterior features include vinyl siding, shutters, skirting, a sidewalk, a deck with step entry. Located within Old Dutch Farms Manufactured Home Community, this home offers convenient access to nearby shopping, dining, parks and major roads. The monthly lot rent is only $837, which includes road maintenance, trash, and taxes. This home is move-in ready!

16. 2026-05-08
    listed $67,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    Welcome to your new home at 1414 Nardeer Street in the desirable Old Dutch Farms community of Novi! This spacious manufactured home offers approximately 1,344 square feet of comfortable living space with a bright, open feel and thoughtful features throughout. Step inside to a large living room filled with natural light, creating a warm and inviting space to relax or entertain. The kitchen offers plenty of cabinet storage, generous counter space, a gas range, dishwasher, and refrigerator, making daily living both easy and functional. The home also offers a designated laundry room with a washer and dryer. The primary bedroom is a standout, offering a private bath with dual sinks, a soaking tub, and a separate shower. An additional full bath provides extra comfort for family or guests. Neutral finishes throughout give the home a clean, move in ready feel while still offering room for a buyer to add their own personal touch. Exterior features include vinyl siding, shutters, skirting, a sidewalk, a deck with step entry. Located within Old Dutch Farms Manufactured Home Community, this home offers convenient access to nearby shopping, dining, parks and major roads. The monthly lot rent is only $837, which includes road maintenance, trash, and taxes. This home is move-in ready!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,440
• − Mortgage interest: −$3,711
• − Property taxes: −$994
• − Insurance: −$331
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$1,927
• Taxable income: $9,367
• Est. tax owed @ 24.0%: −$2,248
• After-tax cash flow: $7,616/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 · 15 photos

Average 55/100 Cosmetic rehab

This home offers a good starting point with average condition, requiring minor repairs and cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — visible wear
• Minor interior paint — light discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and reduces allergens
• Both repair exterior siding — extends home's lifespan and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · visible wear	Moderate	$3,000–15,000
interior paint · light discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet — improves comfort and reduces allergens ↑
• Both repair exterior siding — extends home's lifespan and improves 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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Novi

• Score: 86/100
• State rank: #20
• US rank: #377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Novi, MI
• City population: 43,845
• Population (ZIP): 17,828

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Asian 28% Two or more races 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 68% English-only · Other Asian/Pacific 11% Other Indo-European 7% Chinese 4%

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: ▼ -161.85%
• Current HPI: 175.0012
• 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

-1.1% since first listed

4 events — show timeline

• 2026-06-06 Price Changed $66,250 MiRealSource-MiMLS
• 2026-06-05 Price Changed $66,250 REALCOMP
• 2026-05-08 Listed $67,000 REALCOMP
• 2026-05-08 Listed $67,000 MiRealSource-MiMLS