11166 Walden Ct · Green Oak, MI 48178

$160,000

3 bd · 2.0 ba · 1,568 sqft · Other · 29 Days on market

Built 2016 4,356 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning manufactured home is located in the prestigious Woodland Ridge Manufactured Home Community and sits on one of the largest corner lots in the neighborhood. With an attached 26x30 two-car garage and parking for up to 7 vehicles, this home offers exceptional space and convenience. Step inside to discover a pristine, move-in-ready interior featuring flat ceilings and full drywall walls throughout. The bright, open-concept living room flows seamlessly into the large island kitchen, complete with a built-in snack bar, abundant cabinetry, generous counter space, and all appliances included. The kitchen opens directly into the dining area and spacious family room, creating a wide-open layout that's perfect for everyday living and large holiday gatherings or entertaining. Off the family room, you'll find two generously sized guest bedrooms and a full bathroom. At the opposite end of the home, the private primary suite offers a luxurious retreat with a gorgeous en-suite bath featuring a huge walk-in shower, double vanity, and linen closet. A spacious laundry room conveniently connects to the massive attached garage. The garage's rear door opens to a huge, private backyard complete with a storage shed - ideal for outdoor enjoyment, gardening, or relaxing. This beautiful home combines comfort, style, and functionality in one of the area's most sought-after manufactured home communities. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today!

Key facts

• Flat ceilings
• Largest corner lots
• Full drywall walls

Tags

• LARGEST CORNER LOTS
• ATTACHED TWO-CAR GARAGE
• PARKING FOR UP TO 7 VEHICLES
• MOVE-IN-READY INTERIOR
• FLAT CEILINGS
• FULL DRYWALL WALLS

Property features AI

Finance

• HOA & community: Community pool, clubhouse and fitness center; sidewalks

Exterior

• Parking: Attached garage with 2 spaces; Direct garage access; Garage door opener; Oversized garage; Driveway; Parking pad; Assigned parking
• Utilities: Public water; Public sewer; Circuit breakers with 220 volts; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Entry faces side
• Construction: Built with vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Corner, level lot; Paved private road with private maintenance; Shed(s); Community outdoor in-ground pool; Clubhouse and fitness center access; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Microwave; Free-standing refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Negotiable furnished status; Exhaust fan; Lighting
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% 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.
• 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: 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% 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 $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($158k) 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,138
• Equity at exit: $23,857

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $22,089
• Equity at exit: $13,834

Cash invested: $44,800 (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 48178

• Active inventory: 345
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $328

Break-even live

Break-even rent $1,196

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11222 Shady Brook Ct Unit 367 South Lyon, MI	4.0	2.0	1680	$1,549	$0.92	2d	1	0.43mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	44d	1	0.51mi

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 29 DOM
2. 2026-06-17
   days on market $160,000 Active 28 DOM
3. 2026-06-16
   days on market $160,000 Active 27 DOM
4. 2026-06-15
   days on market $160,000 Active 26 DOM
5. 2026-06-13
   days on market $160,000 Active 24 DOM
6. 2026-06-13
   days on market $160,000 Active 23 DOM
7. 2026-06-09
   days on market $160,000 Active 20 DOM
8. 2026-06-08
   days on market $160,000 Active 19 DOM
9. 2026-06-07
   days on market $160,000 Active 18 DOM
10. 2026-06-04
    days on market $160,000 Active 15 DOM
11. 2026-06-03
    days on market $160,000 Active 14 DOM
12. 2026-06-02
    days on market $160,000 Active 13 DOM
13. 2026-06-01
    days on market $160,000 Active 12 DOM
14. 2026-05-31
    days on market $160,000 Active 11 DOM
15. 2026-05-20
    listed $160,000 Active

    Show marketing remark (1703 chars)

    This stunning manufactured home is located in the prestigious Woodland Ridge Manufactured Home Community and sits on one of the largest corner lots in the neighborhood. With an attached 26x30 two-car garage and parking for up to 7 vehicles, this home offers exceptional space and convenience. Step inside to discover a pristine, move-in-ready interior featuring flat ceilings and full drywall walls throughout. The bright, open-concept living room flows seamlessly into the large island kitchen, complete with a built-in snack bar, abundant cabinetry, generous counter space, and all appliances included. The kitchen opens directly into the dining area and spacious family room, creating a wide-open layout that's perfect for everyday living and large holiday gatherings or entertaining. Off the family room, you'll find two generously sized guest bedrooms and a full bathroom. At the opposite end of the home, the private primary suite offers a luxurious retreat with a gorgeous en-suite bath featuring a huge walk-in shower, double vanity, and linen closet. A spacious laundry room conveniently connects to the massive attached garage. The garage's rear door opens to a huge, private backyard complete with a storage shed - ideal for outdoor enjoyment, gardening, or relaxing. This beautiful home combines comfort, style, and functionality in one of the area's most sought-after manufactured home communities. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today!

16. 2026-05-20
    listed $160,000 Active 1703-char remark

    Show marketing remark (1703 chars)

    This stunning manufactured home is located in the prestigious Woodland Ridge Manufactured Home Community and sits on one of the largest corner lots in the neighborhood. With an attached 26x30 two-car garage and parking for up to 7 vehicles, this home offers exceptional space and convenience. Step inside to discover a pristine, move-in-ready interior featuring flat ceilings and full drywall walls throughout. The bright, open-concept living room flows seamlessly into the large island kitchen, complete with a built-in snack bar, abundant cabinetry, generous counter space, and all appliances included. The kitchen opens directly into the dining area and spacious family room, creating a wide-open layout that's perfect for everyday living and large holiday gatherings or entertaining. Off the family room, you'll find two generously sized guest bedrooms and a full bathroom. At the opposite end of the home, the private primary suite offers a luxurious retreat with a gorgeous en-suite bath featuring a huge walk-in shower, double vanity, and linen closet. A spacious laundry room conveniently connects to the massive attached garage. The garage's rear door opens to a huge, private backyard complete with a storage shed - ideal for outdoor enjoyment, gardening, or relaxing. This beautiful home combines comfort, style, and functionality in one of the area's most sought-after manufactured home communities. Residents of Woodland Ridge enjoy an outstanding array of community amenities, including a clubhouse, fitness center, RV storage, playground, outdoor pool, basketball courts, a dog park, and organized activities. Ready to make this stunning home yours? Schedule your private showing today!

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $471 · $39/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$996/yr (+$83/mo · 211.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,330
• − Mortgage interest: −$8,962
• − Property taxes: −$471
• − Insurance: −$800
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,655
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,607/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.

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 — Green Oak

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

Census & demographics

• County: Oakland County · 1,009,092 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: 141.0

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%

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%

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

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

• 2026-05-20 Listed $160,000 MiRealSource-MiMLS
• 2026-05-20 Listed $160,000 REALCOMP

Property tax history

+36.2%/yr

Latest (2025): $471 · +2.9% YoY. Source: county tax records.