231 Briarwood Trl · Monroe, MI 48161

$49,990

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 204 Days on market

Built 1990 Fair condition 3,600 sqft lot $30/sqft · at area comps Est $50k · at est. $635/mo HOA · 45% of rent

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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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.2/15.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1,680 sq. ft. manufactured home with 3 bedrooms, 2 full baths, large deck, appliances included with sale of home. This is a manufactured home on a rented lot in Oakridge Estates, current lot rent is $635 a month.

Key facts

• Large deck
• Oakridge estates
• Appliances included

Tags

• LARGE DECK
• APPLIANCES INCLUDED
• RENTED LOT
• OAKRIDGE ESTATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.0% in Monroe — 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 83/100 on livability (#51 in MI, #1,034 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities D+.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer Elementary School (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 741 students, 69% FRL); Monroe Middle School (math 34% / reading 64%, grade C, #127 of 493 statewide, top 26%, 653 students, 66% FRL); Monroe High School (math 25% / reading 48%, grade F, #364 of 713 statewide, top 51%, 1,304 students, 52% FRL).
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% 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 $14k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $43,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.82% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 3.0

CMA / ARV

• ARV (median comp): $49,651
• List price: $49,990
• Delta: 0.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Sandalwood Trl	0.16mi	3/2.0	1,680 (0%)	13mo	$47,900	$29	82
85 Oak Rdg	0.30mi	4/2.0 (+1)	1,904 (+13%)	3mo	$33,000	$17	56
5530 Forest Dr	0.69mi	3/1.0	1,635 (-3%)	20mo	$125,000	$76	43
5563 Central Dr	0.74mi	4/2.0 (+1)	1,898 (+13%)	13mo	$300,000	$158	28

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $736
• Equity at exit: $7,454

10-year hold

• IRR: 11.6%
• Equity multiple: 1.94×
• Total profit: $13,162
• Equity at exit: $4,322

Cash invested: $13,997 (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 48161

• Active inventory: 154
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$635
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $132

Break-even live

Break-even rent $1,241

Max offer price $49,990

Occupancy floor 86%

Sensitivity live

Price	-10% $167	-5% $150	+0% $132	+5% $115	+10% $98
Rent	-10% $21	-5% $77	+0% $132	+5% $188	+10% $244
Rate	-1.0pp $157	-0.5pp $145	base $132	+0.5pp $119	+1.0pp $106

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Briarwood Trl Monroe, MI	3.0–4.0	2.0	1360	$1,199	$0.88	16d	1	0.12mi

HOA detail

• Monthly dues: $635 · $7,620/yr

Listing history 19 events

1. 2026-06-22
   days on market $49,990 Active 204 DOM
2. 2026-06-21
   days on market $49,990 Active 203 DOM
3. 2026-06-19
   days on market $49,990 Active 201 DOM
4. 2026-06-18
   days on market $49,990 Active 200 DOM
5. 2026-06-17
   days on market $49,990 Active 199 DOM
6. 2026-06-16
   days on market $49,990 Active 198 DOM
7. 2026-06-15
   days on market $49,990 Active 197 DOM
8. 2026-06-14
   days on market $49,990 Active 195 DOM
9. 2026-06-12
   days on market $49,990 Active 194 DOM
10. 2026-06-09
    days on market $49,990 Active 191 DOM
11. 2026-06-08
    days on market $49,990 Active 190 DOM
12. 2026-06-07
    pricedays on market $49,990 Active 189 DOM
13. 2026-06-05
    days on market $59,900 Active 186 DOM
14. 2026-06-02
    days on market $59,900 Active 184 DOM
15. 2026-06-01
    days on market $59,900 Active 183 DOM
16. 2026-05-31
    days on market $59,900 Active 182 DOM
17. 2026-05-30
    days on market $59,900 Active 181 DOM
18. 2025-11-30
    listed $59,900 Active 212-char remark

    Show marketing remark (212 chars)

    1,680 sq. ft. manufactured home with 3 bedrooms, 2 full baths, large deck, appliances included with sale of home. This is a manufactured home on a rented lot in Oakridge Estates, current lot rent is $635 a month.

19. 2025-11-29
    listed $59,900 Active 212-char remark

    Show marketing remark (212 chars)

    1,680 sq. ft. manufactured home with 3 bedrooms, 2 full baths, large deck, appliances included with sale of home. This is a manufactured home on a rented lot in Oakridge Estates, current lot rent is $635 a month.

ⓘ 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: $16,903
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$7,620
• − Depreciation: −$1,454
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $1,270/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its exterior and interior, significantly impacting its curb appeal and interior aesthetics. With some cosmetic improvements, it could become a move-in-ready property.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling and worn paint
• Major flooring — Worn carpet in living areas
• Major interior walls — Worn paint, peeling in some areas

Value-add opportunities

• Both Paint and interior updates — Enhances curb appeal and interior aesthetics
• Both New flooring — Improves living space and adds value
• Both Landscaping and curb appeal — Enhances overall property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling and worn paint	Major	$15,000–50,000
flooring · Worn carpet in living areas	Major	$15,000–50,000
interior walls · Worn paint, peeling in some areas	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint and interior updates — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves living space and adds value ↑
• Both Landscaping and curb appeal — Enhances overall property appearance ↑

ⓘ 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: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Monroe

• Score: 83/100
• State rank: #51
• US rank: #1034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Monroe, MI
• County: Monroe County · 54,460 people
• City population: 54,460
• Metro: Monroe, MI
• Population (ZIP): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.99%
• Current HPI: 126.2638
• Rent YoY: —
• Metro: Monroe, 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

+0.0% since first listed

2 events — show timeline

• 2025-11-30 Listed $59,900 REALCOMP
• 2025-11-29 Listed $59,900 MiRealSource-MiMLS