6655 Jackson Rd #126 · Scio, MI 48103

$55,000

4 bd · 2.0 ba · 1,165 sqft · SingleFamily · 49 Days on market

Built 2005 Fair condition $47/sqft · 43% below area Est $97k · 43% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfortable, affordable living in this charming 3-bedroom, 2-bath mobile home located in a welcoming Ann Arbor community. The home features beautiful wood cabinetry and ample countertop storage, offering both style and functionality for everyday living. A large living room window fills the space with natural light, creating a warm and inviting atmosphere throughout. Each bedroom provides the perfect amount of space for family members to relax, personalize, and truly make their own. The layout is thoughtfully designed to balance privacy and shared living areas, making it ideal for families. Situated in a well-maintained community with a friendly neighborhood feel, this home is conveniently located near local amenities including shopping, dining, and entertainment. Easy access to I-94 makes commuting simple and efficient, connecting you quickly to everything Ann Arbor and the surrounding areas have to offer. This is a wonderful opportunity to enjoy comfortable living in a great location, don't miss it!

Key facts

• Built 2005
• Listed 49 days

Property features AI

Finance

• Other: Property listed by EXP Realty Plymouth

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Vinyl siding; Slab foundation; Built area above grade: 1,165
• Exterior features: Paved road access; Irregular-shaped lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating with natural gas; No cooling
• Interior features: Six total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $53k (3.0% 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.
• 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; 2 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($53k) 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.77% ✓
• Cap rate: 43.18%
• Cash-on-cash: 131.74%
• DSCR: 6.86
• GRM: 1.7

CMA / ARV

• ARV (median comp): $96,973
• List price: $55,000
• Delta: -43.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.94×
• Total profit: $91,420
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 13.33×
• Total profit: $189,818
• Equity at exit: $4,755

Cash invested: $15,400 (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: $2,621 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,691

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 30%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	5d	1	0.15mi
305 Timberland Dr Ann Arbor, MI	1.0–3.0	1.0–3.0	1270	$3,625	$2.85	1d	115	0.58mi

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 49 DOM
2. 2026-06-17
   days on market $55,000 Active 48 DOM
3. 2026-06-16
   days on market $55,000 Active 47 DOM
4. 2026-06-15
   days on market $55,000 Active 46 DOM
5. 2026-06-14
   days on market $55,000 Active 44 DOM
6. 2026-06-10
   days on market $55,000 Active 41 DOM
7. 2026-06-09
   days on market $55,000 Active 40 DOM
8. 2026-06-08
   days on market $55,000 Active 39 DOM
9. 2026-06-07
   days on market $55,000 Active 38 DOM
10. 2026-06-03
    days on market $55,000 Active 34 DOM
11. 2026-06-02
    days on market $55,000 Active 33 DOM
12. 2026-06-01
    days on market $55,000 Active 32 DOM
13. 2026-05-31
    days on market $55,000 Active 31 DOM
14. 2026-05-30
    days on market $55,000 Active 30 DOM
15. 2026-04-30
    listed $55,000 Active 1031-char remark

    Show marketing remark (1025 chars)

    Step into comfortable, affordable living in this charming 3-bedroom, 2-bath mobile home located in a welcoming Ann Arbor community. The home features beautiful wood cabinetry and ample countertop storage, offering both style and functionality for everyday living. A large living room window fills the space with natural light, creating a warm and inviting atmosphere throughout. Each bedroom provides the perfect amount of space for family members to relax, personalize, and truly make their own. The layout is thoughtfully designed to balance privacy and shared living areas, making it ideal for families. Situated in a well-maintained community with a friendly neighborhood feel, this home is conveniently located near local amenities including shopping, dining, and entertainment. Easy access to I-94 makes commuting simple and efficient, connecting you quickly to everything Ann Arbor and the surrounding areas have to offer. This is a wonderful opportunity to enjoy comfortable living in a great location, don't miss it!

16. 2026-04-30
    listed $55,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Step into comfortable, affordable living in this charming 3-bedroom, 2-bath mobile home located in a welcoming Ann Arbor community. The home features beautiful wood cabinetry and ample countertop storage, offering both style and functionality for everyday living. A large living room window fills the space with natural light, creating a warm and inviting atmosphere throughout. Each bedroom provides the perfect amount of space for family members to relax, personalize, and truly make their own. The layout is thoughtfully designed to balance privacy and shared living areas, making it ideal for families. Situated in a well-maintained community with a friendly neighborhood feel, this home is conveniently located near local amenities including shopping, dining, and entertainment. Easy access to I-94 makes commuting simple and efficient, connecting you quickly to everything Ann Arbor and the surrounding areas have to offer. This is a wonderful opportunity to enjoy comfortable living in a great location, don't miss it!

ⓘ 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: $31,454
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$1,600
• Taxable income: $20,640
• Est. tax owed @ 24.0%: −$4,954
• After-tax cash flow: $15,334/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

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, focusing on updating the kitchen and painting the interior walls. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major kitchen countertops — severely worn and outdated
• Major kitchen appliances — outdated and worn

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will improve both resale and rental value
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and interior aesthetics
• Both repair/replace kitchen appliances — modernizing the kitchen appliances will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
kitchen countertops · severely worn and outdated	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will improve both resale and rental value ↑
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and interior aesthetics ↑
• Both repair/replace kitchen appliances — modernizing the kitchen appliances will improve 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: 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 — Scio

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

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

+0.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $55,000 MiRealSource-MiMLS
• 2026-04-30 Listed $55,000 REALCOMP