6655 Jackson Rd · Dexter, MI 48103

$38,000

2 bd · 1.0 ba · 1,620 sqft · Condo · 1 Days on market

Built 1988 Good condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated and well-maintained 2-bedroom, 1-bath mobile home located in a convenient Ann Arbor community. This cozy home has been thoughtfully refreshed throughout and is truly move-in ready. Step inside to find a bright kitchen featuring ample cabinet and counter space. All appliances stay and include a newer refridgerator and dishwasher, oven, range, microwave, washing machine, and dryer, making your transition simple and stress-free. The home offers a comfortable layout with two spacious bedrooms, an updated bathroom, and inviting living spaces filled with natural light. Modern flooring and neutral tones throughout create a clean, welcoming feel that & a

Key facts

• Modern flooring
• Natural light
• Updated kitchen

Tags

• UPDATED KITCHEN
• AMPLE CABINET SPACE
• NATURAL LIGHT
• MODERN FLOORING
• INVITING LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $38k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Cap rate 16.5% vs local median 2.1% in Dexter — 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 (#48 in MI, #1,011 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute F.
• Ann Arbor Public Schools (urban): math 71% / reading 81% proficiency, ranked #6 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 228 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 sale attempts since 11y ago; this cycle's ask has dropped $32k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $38,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.90% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.46%
• DSCR: 2.62
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 1.92×
• Total profit: $9,764
• Equity at exit: $5,666

10-year hold

• IRR: 27.1%
• Equity multiple: 2.60×
• Total profit: $17,035
• Equity at exit: $3,286

Cash invested: $10,640 (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 48103

• Rents YoY: 0.1%
• Active inventory: 228
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA est. from 1 same-building comp: −$884
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $323

Break-even live

Break-even rent $1,451

Max offer price $38,000

Occupancy floor 78%

Sensitivity live

Price	-10% $350	-5% $336	+0% $323	+5% $310	+10% $297
Rent	-10% $176	-5% $250	+0% $323	+5% $397	+10% $470
Rate	-1.0pp $342	-0.5pp $333	base $323	+0.5pp $313	+1.0pp $303

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6655 Jackson Rd Ann Arbor, MI	3.0	2.0	1056	$1,399	$1.32	6d	1	0.01mi
305 Timberland Dr Ann Arbor, MI	1.0–3.0	1.0–3.0	1270	$2,828	$2.23	0d	112	0.63mi
5657 Arbor Chase Dr Ann Arbor, MI	2.0	2.5	1540	$2,450	$1.59	22d	1	1.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2025-10-30
   historical
2. 2025-10-13
   status Active
3. 2025-10-13
   status Active
4. 2025-09-27
   historical
5. 2025-09-27
   historical
6. 2025-07-31
   status Pending
7. 2025-07-31
   status Pending
8. 2025-07-31
   historical
9. 2025-06-18
   status Active
10. 2025-06-18
    status Active
11. 2025-06-09
    status Pending
12. 2025-06-09
    status Pending
13. 2025-05-08
    listed $69,999 Active
14. 2025-05-08
    listed $69,999 Active
15. 2025-04-24
    listed $80,000 Active
16. 2025-04-24
    listed $80,000 Active
17. 2024-03-13
    soldstatus $65,900 Sold
18. 2024-03-13
    soldstatus $65,900
19. 2024-03-13
    soldstatus $65,900 Closed
20. 2024-03-11
    soldstatus $95,000 Sold
21. 2024-03-08
    status Pending
22. 2024-02-28
    historical Accepting Backup Offers
23. 2024-02-12
    listed $95,000 Active
24. 2024-01-23
    historical Accepting Backup Offers
25. 2024-01-23
    historical Accepting Backup Offers
26. 2024-01-05
    listed $70,000 Active
27. 2024-01-05
    listed $70,000
28. 2024-01-05
    listed $70,000 Active
29. 2023-12-20
    soldstatus $67,000 Sold
30. 2023-12-20
    soldstatus $67,000
31. 2023-12-20
    soldstatus $67,000 Closed
32. 2023-12-14
    status Pending
33. 2023-12-14
    status Pending
34. 2023-12-06
    historical
35. 2023-12-06
    historical
36. 2023-12-06
    historical
37. 2023-11-09
    listed $70,000 Active
38. 2023-11-09
    listed $70,000 Active
39. 2023-11-09
    historical $70,000
40. 2023-11-09
    historical $70,000
41. 2023-11-08
    listed $70,000
42. 2023-10-31
    listed $44,900 Active
43. 2023-10-30
    listed $44,900 Active
44. 2023-10-30
    listed $44,900
45. 2020-02-04
    historical
46. 2020-02-04
    historical
47. 2020-02-03
    historical
48. 2020-01-30
    price $14,450
49. 2020-01-30
    price $14,450
50. 2020-01-02
    listed $14,750 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $22,328
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$10,608
• − Depreciation: −$1,105
• Taxable income: $4,153
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $2,883/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained and updated mobile home is move-in ready with a good condition score. Minor cosmetic updates can further enhance its appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Aesthetic improvements can attract more buyers and renters.
• Both New flooring in high-traffic areas — Fresh flooring can improve the home's appearance and reduce maintenance costs.
• Both New appliances — Upgrading appliances can make the home more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Aesthetic improvements can attract more buyers and renters. ↑
• Both New flooring in high-traffic areas — Fresh flooring can improve the home's appearance and reduce maintenance costs. ↑
• Both New appliances — Upgrading appliances can make the home more appealing to potential buyers and renters. ↑

ⓘ 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: Ann Arbor Public Schools
• NCES district ID: 2602820
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $60,768
• Composite: 65.34/100
• National rank: #487
• State rank: #6 of 540 in MI

Livability — Dexter

• Score: 83/100
• State rank: #48
• US rank: #1011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washtenaw County · 306,860 people
• Metro: Ann Arbor, MI
• Population (ZIP): 55,054
• Household income: $116,194
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2033.0

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 10% Two or more races 9% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Chinese 3% Other Indo-European 2%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -472.49%
• Current HPI: 244.6891
• Rent YoY: ▲ 0.12%
• Metro: Ann Arbor, 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

+55.6% since first listed

54 events — show timeline

• 2025-10-30 Listing Removed — MiRealSource-MiMLS
• 2025-10-13 Relisted — MiRealSource-MiMLS
• 2025-10-13 Relisted — REALCOMP
• 2025-09-27 Listing Removed — MiRealSource-MiMLS
• 2025-09-27 Listing Removed — REALCOMP
• 2025-07-31 Pending — MiRealSource-MiMLS
• 2025-07-31 Pending — REALCOMP
• 2025-07-31 Listing Removed — REALCOMP
• 2025-06-18 Relisted — MiRealSource-MiMLS
• 2025-06-18 Relisted — REALCOMP
• 2025-06-09 Pending — MiRealSource-MiMLS
• 2025-06-09 Pending — REALCOMP
• 2025-05-08 Listed $69,999 REALCOMP
• 2025-05-08 Listed $69,999 MiRealSource-MiMLS
• 2025-04-24 Listed $80,000 REALCOMP
• 2025-04-24 Listed $80,000 MiRealSource-MiMLS
• 2024-03-13 Sold (MLS) $65,900 MiRealSource-MiMLS
• 2024-03-13 Sold (MLS) $65,900 MiRealSource-MiMLS
• 2024-03-13 Sold (MLS) $65,900 REALCOMP
• 2024-03-11 Sold (MLS) $95,000 REALCOMP
• 2024-03-08 Pending — REALCOMP
• 2024-02-28 Contingent — REALCOMP
• 2024-02-12 Listed $95,000 REALCOMP
• 2024-01-23 Contingent — MiRealSource-MiMLS
• 2024-01-23 Contingent — REALCOMP
• 2024-01-05 Listed $70,000 MiRealSource-MiMLS
• 2024-01-05 Listed $70,000 MiRealSource-MiMLS
• 2024-01-05 Listed $70,000 REALCOMP
• 2023-12-20 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2023-12-20 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2023-12-20 Sold (MLS) $67,000 REALCOMP
• 2023-12-14 Pending — MiRealSource-MiMLS
• 2023-12-14 Pending — REALCOMP
• 2023-12-06 Listing Removed — MiRealSource-MiMLS
• 2023-12-06 Listing Removed — MiRealSource-MiMLS
• 2023-12-06 Listing Removed — REALCOMP
• 2023-11-09 Listed $70,000 MiRealSource-MiMLS
• 2023-11-09 Listed $70,000 REALCOMP
• 2023-11-09 Coming Soon $70,000 MiRealSource-MiMLS
• 2023-11-09 Coming Soon $70,000 REALCOMP
• 2023-11-08 Listed $70,000 MiRealSource-MiMLS
• 2023-10-31 Listed $44,900 REALCOMP
• 2023-10-30 Listed $44,900 MiRealSource-MiMLS
• 2023-10-30 Listed $44,900 MiRealSource-MiMLS
• 2020-02-04 Listing Removed — REALCOMP
• 2020-02-04 Listing Removed — MiRealSource-MiMLS
• 2020-02-03 Listing Removed — MiRealSource-MiMLS
• 2020-01-30 Price Changed $14,450 MiRealSource-MiMLS
• 2020-01-30 Price Changed $14,450 REALCOMP
• 2020-01-02 Listed $14,450 MiRealSource-MiMLS
• 2020-01-02 Listed $14,750 MiRealSource-MiMLS
• 2020-01-02 Listed $14,750 REALCOMP
• 2015-06-08 Listing Removed — REALCOMP
• 2015-06-03 Listed $45,000 REALCOMP