389 Rustic Ln N · Sumpter, MI 48111

$88,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily · 158 Days on market

Built 2019 Average condition 1,848 sqft lot $48/sqft · 75% below area $630/mo HOA · 34% of rent ↓ 2% since listing

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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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath home offering 1,848 sq. ft. of comfortable living. This home features both a cozy living room and a separate family room, providing plenty of space for relaxation and entertaining. The large, open-concept kitchen offers ample cabinetry and counter space - perfect for cooking and gathering with friends and family. The oversized master suite, complete with a walk-in closet and a large private bathroom featuring a garden tub - your own personal retreat at the end of the day. Community amenities including - Playground, clubhouse, sidewalks, swimming pool, and recreational facilities. Conveniently located near major highways, making commuting a breeze. This is a manufactured home in Rawsonville Woods Manufactured home community on a leased lot

Key facts

• Cozy living room
• Ample cabinetry
• Open-concept kitchen

Tags

• COZY LIVING ROOM
• SEPARATE FAMILY ROOM
• OPEN-CONCEPT KITCHEN
• AMPLE CABINETRY
• PRIVATE BATHROOM
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.6%/yr); 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.10% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 4.0

CMA / ARV

• ARV (median comp): $355,482
• List price: $88,000
• Delta: -75.24%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50546 Wear Rd	0.67mi	3/2.0 (-1)	2,086 (+13%)	24mo	$346,000	$166	22

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,357
• Equity at exit: $13,121

10-year hold

• IRR: 12.4%
• Equity multiple: 2.05×
• Total profit: $25,874
• Equity at exit: $7,609

Cash invested: $24,640 (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 48111

• Rents YoY: 3.6%
• Active inventory: 216
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$630
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $220

Break-even live

Break-even rent $1,567

Max offer price $88,000

Occupancy floor 83%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10825 Rawsonville Rd Belleville, MI	2.0–4.0	2.0	1544	$1,649	$1.07	2d	1	0.28mi

HOA detail

• Monthly dues: $630 · $7,560/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $88,000 Active 158 DOM
2. 2026-06-17
   days on market $88,000 Active 157 DOM
3. 2026-06-16
   days on market $88,000 Active 156 DOM
4. 2026-06-15
   days on market $88,000 Active 155 DOM
5. 2026-06-14
   days on market $88,000 Active 153 DOM
6. 2026-06-10
   days on market $88,000 Active 150 DOM
7. 2026-06-09
   days on market $88,000 Active 149 DOM
8. 2026-06-08
   days on market $88,000 Active 148 DOM
9. 2026-06-07
   days on market $88,000 Active 147 DOM
10. 2026-06-05
    days on market $88,000 Active 144 DOM
11. 2026-06-03
    days on market $88,000 Active 143 DOM
12. 2026-06-02
    days on market $88,000 Active 142 DOM
13. 2026-06-01
    days on market $88,000 Active 141 DOM
14. 2026-05-31
    days on market $88,000 Active 140 DOM
15. 2026-05-30
    days on market $88,000 Active 139 DOM
16. 2026-04-28
    price $88,000 775-char remark

    Show marketing remark (785 chars)

    Spacious 4-bedroom, 2-bath home offering 1,848 sq. ft. of comfortable living. This home features both a cozy living room and a separate family room, providing plenty of space for relaxation and entertaining. The large, open-concept kitchen offers ample cabinetry and counter space—perfect for cooking and gathering with friends and family. The oversized master suite, complete with a walk-in closet and a large private bathroom featuring a garden tub—your own personal retreat at the end of the day. Community amenities including - Playground, clubhouse, sidewalks, swimming pool, and recreational facilities. Conveniently located near major highways, making commuting a breeze. This is a manufactured home in Rawsonville Woods Manufactured home community on a leased lot

17. 2026-04-28
    price $88,000 785-char remark

    Show marketing remark (785 chars)

    Spacious 4-bedroom, 2-bath home offering 1,848 sq. ft. of comfortable living. This home features both a cozy living room and a separate family room, providing plenty of space for relaxation and entertaining. The large, open-concept kitchen offers ample cabinetry and counter space—perfect for cooking and gathering with friends and family. The oversized master suite, complete with a walk-in closet and a large private bathroom featuring a garden tub—your own personal retreat at the end of the day. Community amenities including - Playground, clubhouse, sidewalks, swimming pool, and recreational facilities. Conveniently located near major highways, making commuting a breeze. This is a manufactured home in Rawsonville Woods Manufactured home community on a leased lot

18. 2026-01-12
    listed $90,000 Active 785-char remark

    Show marketing remark (785 chars)

    Spacious 4-bedroom, 2-bath home offering 1,848 sq. ft. of comfortable living. This home features both a cozy living room and a separate family room, providing plenty of space for relaxation and entertaining. The large, open-concept kitchen offers ample cabinetry and counter space—perfect for cooking and gathering with friends and family. The oversized master suite, complete with a walk-in closet and a large private bathroom featuring a garden tub—your own personal retreat at the end of the day. Community amenities including - Playground, clubhouse, sidewalks, swimming pool, and recreational facilities. Conveniently located near major highways, making commuting a breeze. This is a manufactured home in Rawsonville Woods Manufactured home community on a leased lot

19. 2026-01-11
    listed $90,000 Active 775-char remark

    Show marketing remark (775 chars)

    Spacious 4-bedroom, 2-bath home offering 1,848 sq. ft. of comfortable living. This home features both a cozy living room and a separate family room, providing plenty of space for relaxation and entertaining. The large, open-concept kitchen offers ample cabinetry and counter space - perfect for cooking and gathering with friends and family. The oversized master suite, complete with a walk-in closet and a large private bathroom featuring a garden tub - your own personal retreat at the end of the day. Community amenities including - Playground, clubhouse, sidewalks, swimming pool, and recreational facilities. Conveniently located near major highways, making commuting a breeze. This is a manufactured home in Rawsonville Woods Manufactured home community on a leased lot

20. 2025-06-07
    historical
21. 2025-06-07
    historical
22. 2025-04-13
    listed $90,000 Active
23. 2025-04-13
    listed $90,000 Active

ⓘ 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: $22,148
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$7,560
• − Depreciation: −$2,560
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,208/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

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic updates needed to enhance its resale and rental value. The kitchen and bathrooms could benefit from fresh paint and updated fixtures, while the interior walls and landscaping could use some attention.

Repairs flagged

• Minor Kitchen cabinets — Dark cabinets may need updating or repainting.
• Minor Bathroom fixtures — Standard fixtures may need updating or replacement.
• Minor Paint — Interior walls show signs of wear and may need touch-up or repainting.
• Minor Landscaping — Simple landscaping could be improved with more decorative elements.

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint can improve the home's appearance and increase its value.
• Both Replace outdated kitchen and bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality.
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value.
• Both HVAC system maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dark cabinets may need updating or repainting.	Minor	$500–3,000
Bathroom fixtures · Standard fixtures may need updating or replacement.	Minor	$500–3,000
Paint · Interior walls show signs of wear and may need touch-up or repainting.	Minor	$500–3,000
Landscaping · Simple landscaping could be improved with more decorative elements.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Replace outdated kitchen and bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality. ↑
• Both Landscaping improvements — Aesthetic improvements can increase curb appeal and property value. ↑
• Both HVAC system maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs, enhancing both resale and rental 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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Sumpter

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

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• 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

-2.2% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $88,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $88,000 REALCOMP
• 2026-01-12 Listed $90,000 REALCOMP
• 2026-01-11 Listed $90,000 MiRealSource-MiMLS
• 2025-06-07 Listing Removed — REALCOMP
• 2025-06-07 Listing Removed — MiRealSource-MiMLS
• 2025-04-13 Listed $90,000 REALCOMP
• 2025-04-13 Listed $90,000 MiRealSource-MiMLS