11197 Dogwood Ct · Green Oak, MI 48178

$119,900

3 bd · 2.0 ba · 2,016 sqft · Other · 30 Days on market

Built 2015 4,356 sqft lot $59/sqft · at area comps Est $121k · at est. ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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

Move right into this beautifully maintained 2015, 3-bedroom, 2-bath manufactured home in the desirable Woodland Ridge Manufactured Home Community in South Lyon, offering over 2,000 square feet of living space. This spacious home features an open kitchen with a center island, pot filler, and tons of cabinets, along with a separate dining room, huge living room with a gorgeous wood beam, and a separate family room. The large primary suite includes a private bath with double sinks, a soaking tub, and a separate tiled shower. Originally designed as a 4-bedroom home, one wall was removed to create a larger bedroom, but it can easily be converted back to 4 bedrooms if desired. Enjoy outdoor living on the patio with gazebo, plus a shed for additional storage. New air conditioner in 2024. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents, you do not need a special license to bring a buyer, only to list. BATAVI.

Key facts

• 4,356 sq ft lot
• Community pool
• Built 2015

Property features AI

Finance

• HOA & community: Community pool; Clubhouse; Fitness center; Tennis courts

Exterior

• Parking: Driveway; No garage
• Utilities: Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Patio; Gazebo; Shed(s); Paved road

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Crawl space basement; 8 total rooms
• Laundry & utility: Laundry room; Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% 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.
• 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; 1 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 17% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $118,101 (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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.91%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $120,847
• List price: $119,900
• Delta: -0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $21,429
• Equity at exit: $17,877

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $71,349
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $641

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 61%

Sensitivity live

Price	-10% $724	-5% $682	+0% $641	+5% $600	+10% $558
Rent	-10% $494	-5% $568	+0% $641	+5% $715	+10% $788
Rate	-1.0pp $701	-0.5pp $672	base $641	+0.5pp $610	+1.0pp $578

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0d	1	0.37mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $119,900 Pending 30 DOM
2. 2026-06-04
   days on market $119,900 Active 28 DOM
3. 2026-06-03
   days on market $119,900 Active 27 DOM
4. 2026-06-02
   days on market $119,900 Active 26 DOM
5. 2026-06-01
   days on market $119,900 Active 25 DOM
6. 2026-05-31
   days on market $119,900 Active 24 DOM
7. 2026-05-06
   listed $129,900 Active 1366-char remark

   Show marketing remark (1366 chars)

   Move right into this beautifully maintained 2015, 3-bedroom, 2-bath manufactured home in the desirable Woodland Ridge Manufactured Home Community in South Lyon, offering over 2,000 square feet of living space. This spacious home features an open kitchen with a center island, pot filler, and tons of cabinets, along with a separate dining room, huge living room with a gorgeous wood beam, and a separate family room. The large primary suite includes a private bath with double sinks, a soaking tub, and a separate tiled shower. Originally designed as a 4-bedroom home, one wall was removed to create a larger bedroom, but it can easily be converted back to 4 bedrooms if desired. Enjoy outdoor living on the patio with gazebo, plus a shed for additional storage. New air conditioner in 2024. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents, you do not need a special license to bring a buyer, only to list. BATAVI.

8. 2026-05-06
   listed $129,900 Active 1366-char remark

   Show marketing remark (1366 chars)

   Move right into this beautifully maintained 2015, 3-bedroom, 2-bath manufactured home in the desirable Woodland Ridge Manufactured Home Community in South Lyon, offering over 2,000 square feet of living space. This spacious home features an open kitchen with a center island, pot filler, and tons of cabinets, along with a separate dining room, huge living room with a gorgeous wood beam, and a separate family room. The large primary suite includes a private bath with double sinks, a soaking tub, and a separate tiled shower. Originally designed as a 4-bedroom home, one wall was removed to create a larger bedroom, but it can easily be converted back to 4 bedrooms if desired. Enjoy outdoor living on the patio with gazebo, plus a shed for additional storage. New air conditioner in 2024. Located in the award-winning South Lyon School District, this home combines space, functionality, and a prime location. Lot rent is $895 per month, and there are no property taxes on the home. Community amenities include walking trails, pool, two dog parks, tennis courts, basketball courts, clubhouse, and playground. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents, you do not need a special license to bring a buyer, only to list. BATAVI.

ⓘ 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: $22,324
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$3,488
• Taxable income: $6,150
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $6,217/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

-7.7% since first listed

6 events — show timeline

• 2026-06-06 Pending — MiRealSource-MiMLS
• 2026-06-06 Pending — REALCOMP
• 2026-05-28 Price Changed $119,900 MiRealSource-MiMLS
• 2026-05-27 Price Changed $119,900 REALCOMP
• 2026-05-06 Listed $129,900 REALCOMP
• 2026-05-06 Listed $129,900 MiRealSource-MiMLS

Property tax history

-11.7%/yr

Latest (2017): $40 · -11.7% YoY. Source: county tax records.