326 Basket Br · Oxford, MI 48371

$62,500

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 24 Days on market

Built 2001 Fair condition 4,800 sqft lot Est $50k · 26% over ↓ 21% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable space in Oxford schools is becoming increasingly difficult to find, making 326 Basket Branch a standout opportunity for buyers looking for value, functionality, and location. This 3-bedroom, 2-bath manufactured home offers approximately 1,600 square feet of living space with a practical open layout designed for comfortable everyday living. The spacious main living area flows naturally into the kitchen and dining spaces, creating a setup that feels functional, welcoming, and easy to maintain. The split-bedroom layout provides additional flexibility for guests, hobbies, storage, or a dedicated home office setup while still offering comfortable separation for the primary suite. Located within the Haven Cove community in Oxford Township, residents enjoy access to amenities that include a playground, splash pad, community green spaces, and on-site management while remaining close to shopping, dining, parks, and downtown Oxford conveniences. The location also provides convenient access to nearby commuter routes throughout northern Oakland County. Lot rent is approximately $700 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Haven Cove, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

Key facts

• Split-bedroom layout
• Open layout
• Splash pad

Tags

• OPEN LAYOUT
• SPLIT-BEDROOM LAYOUT
• HAVEN COVE COMMUNITY
• PLAYGROUND
• SPLASH PAD
• COMMUNITY GREEN SPACES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Slab foundation
• Exterior features: Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 3 total rooms (bedroom count not specified separately)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 1.4% in Oxford — 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 76/100 on livability (#136 in MI, #3,338 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Oxford Community Schools (suburban): math 42% / reading 58% proficiency, ranked #82 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 136 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 14% of the median local income ($111k/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 $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 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 $61,562 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.17%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $49,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Laurel Leah	0.14mi	4/2.0 (+1)	1,512 (-6%)	6mo	$15,000	$10	74
359 Shummard St	0.10mi	3/2.0	1,680 (+5%)	18mo	$49,900	$30	72
451 Chinkapin Rill	0.40mi	4/2.0 (+1)	1,598 (-0%)	14mo	$99,900	$63	65
211 Lakeshore Cir	0.72mi	3/2.0	1,600 (0%)	3mo	$28,000	$18	64
316 Hunters Rill	0.42mi	3/2.0	1,456 (-9%)	22mo	$61,000	$42	48
49 Hosner Dr	0.61mi	3/2.0	1,452 (-9%)	21mo	$45,000	$31	38

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $29,989
• Equity at exit: $9,319

10-year hold

• IRR: 46.3%
• Equity multiple: 5.45×
• Total profit: $77,826
• Equity at exit: $5,404

Cash invested: $17,500 (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 48371

• Active inventory: 136
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $630

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 48%

Sensitivity live

Price	-10% $673	-5% $651	+0% $630	+5% $608	+10% $586
Rent	-10% $523	-5% $576	+0% $630	+5% $683	+10% $736
Rate	-1.0pp $661	-0.5pp $645	base $630	+0.5pp $613	+1.0pp $597

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	11d	1	0.21mi
391 Shummard Br Oxford, MI	3.0	2.0	1120	$1,299	$1.16	11d	1	0.23mi
178 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	11d	1	0.34mi
296 Hunters Rill Unit 296 Oxford, MI	3.0	2.0	1120	$1,299	$1.16	3d	1	0.38mi
327 Parker Lake Dr Oxford, MI	3.0	2.0	1566	$1,399	$0.89	0d	1	0.39mi
87 W Manor St Oxford, MI	3.0	2.0	1280	$1,149	$0.90	11d	1	0.41mi
318 Hunters Rill Unit 318 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	0d	1	0.46mi
154 Humphrey Dr Unit 154 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	0d	1	0.50mi
98 E Manor St Oxford, MI	3.0	2.0	1120	$1,299	$1.16	25d	1	0.51mi
42 Hosner Dr Unit 42 Oxford, MI	3.0	2.0	1056	$1,199	$1.14	23d	1	0.53mi
126 Hosner Dr Unit 126 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	23d	1	0.54mi
166 Parker Lake Dr Oxford, MI	2.0	2.0	1056	$1,049	$0.99	25d	1	0.55mi
96 Dunlap Cir Unit 96 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	0d	1	0.57mi
118 Hosner Dr Unit 118 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	0d	1	0.57mi
87 Dunlap Cir Unit 87 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	19d	1	0.60mi
85 Dunlap Cir Unit 85 Oxford, MI	2.0	2.0	1056	$1,049	$0.99	25d	1	0.61mi
215 Lakeshore Cir Unit 215 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	23d	1	0.68mi
189 Lakeshore Cir Unit 189 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	6d	1	0.71mi

Listing history 34 events

1. 2026-06-21
   days on market $62,500 Active 24 DOM
2. 2026-06-18
   days on market $62,500 Active 21 DOM
3. 2026-06-17
   days on market $62,500 Active 20 DOM
4. 2026-06-16
   days on market $62,500 Active 19 DOM
5. 2026-06-15
   days on market $62,500 Active 18 DOM
6. 2026-06-13
   days on market $62,500 Active 16 DOM
7. 2026-06-13
   days on market $62,500 Active 15 DOM
8. 2026-06-09
   days on market $62,500 Active 12 DOM
9. 2026-06-08
   days on market $62,500 Active 11 DOM
10. 2026-06-07
    days on market $62,500 Active 10 DOM
11. 2026-06-04
    days on market $62,500 Active 7 DOM
12. 2026-06-03
    days on market $62,500 Active 6 DOM
13. 2026-06-02
    days on market $62,500 Active 5 DOM
14. 2026-06-01
    days on market $62,500 Active 4 DOM
15. 2026-05-31
    days on market $62,500 Active 3 DOM
16. 2026-05-27
    listed $62,500 Active 1715-char remark

    Show marketing remark (1715 chars)

    Affordable space in Oxford schools is becoming increasingly difficult to find, making 326 Basket Branch a standout opportunity for buyers looking for value, functionality, and location. This 3-bedroom, 2-bath manufactured home offers approximately 1,600 square feet of living space with a practical open layout designed for comfortable everyday living. The spacious main living area flows naturally into the kitchen and dining spaces, creating a setup that feels functional, welcoming, and easy to maintain. The split-bedroom layout provides additional flexibility for guests, hobbies, storage, or a dedicated home office setup while still offering comfortable separation for the primary suite. Located within the Haven Cove community in Oxford Township, residents enjoy access to amenities that include a playground, splash pad, community green spaces, and on-site management while remaining close to shopping, dining, parks, and downtown Oxford conveniences. The location also provides convenient access to nearby commuter routes throughout northern Oakland County. Lot rent is approximately $700 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Haven Cove, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

17. 2026-05-27
    listed $62,500 Active

    Show marketing remark (1715 chars)

    Affordable space in Oxford schools is becoming increasingly difficult to find, making 326 Basket Branch a standout opportunity for buyers looking for value, functionality, and location. This 3-bedroom, 2-bath manufactured home offers approximately 1,600 square feet of living space with a practical open layout designed for comfortable everyday living. The spacious main living area flows naturally into the kitchen and dining spaces, creating a setup that feels functional, welcoming, and easy to maintain. The split-bedroom layout provides additional flexibility for guests, hobbies, storage, or a dedicated home office setup while still offering comfortable separation for the primary suite. Located within the Haven Cove community in Oxford Township, residents enjoy access to amenities that include a playground, splash pad, community green spaces, and on-site management while remaining close to shopping, dining, parks, and downtown Oxford conveniences. The location also provides convenient access to nearby commuter routes throughout northern Oakland County. Lot rent is approximately $700 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Haven Cove, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

18. 2026-02-24
    historical
19. 2026-02-24
    historical
20. 2026-02-23
    status Active
21. 2025-11-07
    historical Accepting Backup Offers
22. 2025-11-07
    historical Active Under Contract
23. 2025-09-04
    price $55,000
24. 2025-09-03
    price $55,000
25. 2025-07-27
    price $62,000
26. 2025-07-26
    price $62,000
27. 2025-06-07
    price $64,000
28. 2025-06-06
    price $64,000
29. 2025-05-22
    price $69,000
30. 2025-05-22
    price $69,000
31. 2025-05-17
    price $74,000
32. 2025-05-16
    price $74,000
33. 2025-04-24
    listed $79,000 Active
34. 2025-04-24
    listed $79,000 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: $16,124
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$1,818
• Taxable income: $6,975
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $5,881/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 · 11 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home requires moderate renovations to modernize the kitchen and bathrooms, improve curb appeal, and enhance its overall value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets and appliances — modern kitchen boosts appeal
• Resale replace bathroom fixtures and cabinetry — modern bathrooms attract more buyers
• Both repair/replace windows — better windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets and appliances — modern kitchen boosts appeal ↑
• Resale replace bathroom fixtures and cabinetry — modern bathrooms attract more buyers ↑
• Both repair/replace windows — better windows improve energy efficiency and curb appeal ↑

ⓘ 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: Oxford Community Schools
• NCES district ID: 2627240
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $77,057
• Composite: 45.31/100
• National rank: #2645
• State rank: #82 of 540 in MI

Livability — Oxford

• Score: 76/100
• State rank: #136
• US rank: #3338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 25,972
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,972
• Household income: $111,239
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 464.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 12% Slovak 5% Lithuanian 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Asian/Pacific 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.77%
• Current HPI: 199.921
• 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

-20.9% since first listed

19 events — show timeline

• 2026-05-27 Listed $62,500 REALCOMP
• 2026-05-27 Listed $62,500 MiRealSource-MiMLS
• 2026-02-24 Listing Removed — REALCOMP
• 2026-02-24 Listing Removed — MiRealSource-MiMLS
• 2026-02-23 Relisted — REALCOMP
• 2025-11-07 Contingent — MiRealSource-MiMLS
• 2025-11-07 Contingent — REALCOMP
• 2025-09-04 Price Changed $55,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $55,000 REALCOMP
• 2025-07-27 Price Changed $62,000 MiRealSource-MiMLS
• 2025-07-26 Price Changed $62,000 REALCOMP
• 2025-06-07 Price Changed $64,000 MiRealSource-MiMLS
• 2025-06-06 Price Changed $64,000 REALCOMP
• 2025-05-22 Price Changed $69,000 MiRealSource-MiMLS
• 2025-05-22 Price Changed $69,000 REALCOMP
• 2025-05-17 Price Changed $74,000 MiRealSource-MiMLS
• 2025-05-16 Price Changed $74,000 REALCOMP
• 2025-04-24 Listed $79,000 REALCOMP
• 2025-04-24 Listed $79,000 MiRealSource-MiMLS