4101 lot #601 S Sheridan Rd · Venice, MI 48449

$45,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 32 Days on market

Built 1995 Fair condition $600/mo HOA · 47% of rent

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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 +25.3/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome home to this spacious double wide mobile home located in desirable Swartz Creek Meadows! This home offers an open concept layout with the kitchen, dining area, and living room flowing seamlessly together perfect for everyday living and entertaining. Featuring 3 bedrooms, including a large primary suite with a private attached bathroom and abundant closet storage, there is plenty of room to spread out and stay organized. Enjoy the convenience of first-floor laundry and comfortable single-level living. Swartz Creek Meadows offers fantastic community amenities including an outdoor inground pool, children’s play area, community clubhouse with a full kitchen and meeting space, fitn

Key facts

• Fitness center
• Community clubhouse
• Tennis courts

Tags

• OPEN CONCEPT LAYOUT
• FIRST-FLOOR LAUNDRY
• OUTDOOR INGROUND POOL
• COMMUNITY CLUBHOUSE
• FITNESS CENTER
• TENNIS COURTS

Property features AI

Finance

• Other: Located in Lennon's park community (follow park office directions to home #601)
• HOA & community: Homeowners association with monthly fee of $600; Community pool

Exterior

• Parking: No garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Community in-ground outdoor pool; Paved road access; Irregular-shaped lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% 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.
• Durand Area Schools (rural): math 17% / reading 38% proficiency, ranked #395 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Robert Kerr School (math 17% / reading 37%, grade F, #923 of 1,397 statewide, top 69%, 348 students, 63% FRL); Durand Middle School (math 16% / reading 38%, grade F, #372 of 493 statewide, top 77%, 276 students, 55% FRL); Durand Area High School (math 24% / reading 44%, grade F, #372 of 713 statewide, top 56%, 425 students, 41% FRL).
• Market conditions: 17 active listings in the ZIP; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Shiawassee County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $254,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11870 Woodland Dr	0.14mi	3/1.5	1,490 (+2%)	12mo	$261,000	$175	78
11581 E Corunna Rd	0.42mi	3/1.0	1,500 (+3%)	18mo	$150,000	$100	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.49×
• Total profit: $31,407
• Equity at exit: $40,540

10-year hold

• IRR: 27.6%
• Equity multiple: 8.00×
• Total profit: $88,141
• Equity at exit: $87,425

Cash invested: $12,600 (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 →

ZIP-level market 48449

• Home prices YoY: 26.4%
• Active inventory: 17
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$600
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $102

Break-even live

Break-even rent $1,153

Max offer price $45,000

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $118	+0% $102	+5% $87	+10% $71
Rent	-10% $1	-5% $52	+0% $102	+5% $153	+10% $204
Rate	-1.0pp $125	-0.5pp $114	base $102	+0.5pp $91	+1.0pp $79

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $45,000 Active 32 DOM
2. 2026-06-18
   days on market $45,000 Active 29 DOM
3. 2026-06-17
   days on market $45,000 Active 28 DOM
4. 2026-06-16
   days on market $45,000 Active 27 DOM
5. 2026-06-15
   days on market $45,000 Active 26 DOM
6. 2026-06-14
   days on market $45,000 Active 24 DOM
7. 2026-06-13
   days on market $45,000 Active 23 DOM
8. 2026-06-10
   days on market $45,000 Active 21 DOM
9. 2026-06-09
   days on market $45,000 Active 20 DOM
10. 2026-06-09
    price $45,000 Active 19 DOM
11. 2026-06-08
    days on market $52,500 Active 19 DOM
12. 2026-06-07
    days on market $52,500 Active 18 DOM
13. 2026-06-05
    days on market $52,500 Active 15 DOM
14. 2026-06-03
    days on market $52,500 Active 14 DOM
15. 2026-06-02
    days on market $52,500 Active 13 DOM
16. 2026-06-01
    days on market $52,500 Active 12 DOM
17. 2026-05-31
    days on market $52,500 Active 11 DOM
18. 2026-05-30
    days on market $52,500 Active 10 DOM
19. 2026-05-20
    listed $52,500 Active

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,391
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − HOA: −$7,200
• − Depreciation: −$1,309
• Taxable income: $998
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $987/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

Fair 45/100 Moderate rehab

This single-family home in Swartz Creek Meadows requires moderate renovations to improve its condition and appeal to buyers. Upgrading the kitchen and exterior would significantly increase its resale value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — dated and could be replaced
• Moderate HVAC system — may need maintenance or replacement

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers
• Resale replace carpeting with hardwood or tile — hardwood or tile flooring is more desirable and easier to maintain
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal
• Both replace HVAC system — a new HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be replaced	Minor	$500–3,000
HVAC system · may need maintenance or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers ↑
• Resale replace carpeting with hardwood or tile — hardwood or tile flooring is more desirable and easier to maintain ↑
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal ↑
• Both replace HVAC system — a new HVAC system would improve comfort and energy efficiency ↑

ⓘ 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: Durand Area Schools
• NCES district ID: 2612330
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 38% ▼ -14.00%
• Median HH income: $45,999
• Composite: 23.67/100
• National rank: #7838
• State rank: #395 of 540 in MI

Livability — Venice

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

Census & demographics

• Population (ZIP): 2,760

Population outlook (Shiawassee County) Hauer SSP2

• Today (2025): 64,238 people
• By 2030: 61,434 · -4.4%
• By 2040: 55,054 · -14.3%
• By 2050: 48,426 · -24.6%
• By 2075: 35,995 · -44.0%
• By 2100: 26,678 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Shiawassee

• 2024 margin: Strong R (+23.1) · D 37.7% · R 60.8% · Other 1.6%
• 2008→2024 swing: -31.7pp toward R · 2008: 8.6pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.9 2016: R+19.6 2012: D+3.7 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.59%
• Current HPI: 367.19
• 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

• 2026-05-20 Listed $52,500 REALCOMP