28786 Glenwood · Huron, MI 48134

$20,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 76 Days on market

Built 2012 3,600 sqft lot $16/sqft · 52% below area $750/mo HOA · 45% of rent ↓ 13% since listing

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.8/10.0
• 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

Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

Key facts

• 3,600 sq ft lot
• Built 2012
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Flat Rock Community Schools (suburban): math 26% / reading 37% proficiency, ranked #326 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John M Barnes Elem School (math 31% / reading 33%, grade F, #814 of 1,397 statewide, top 61%, 380 students, 53% FRL); Thomas Simpson Middle School (math 24% / reading 39%, grade F, #323 of 493 statewide, top 66%, 402 students, 44% FRL); Flat Rock Community High School (math 27% / reading 42%, grade F, #372 of 713 statewide, top 56%, 475 students, 38% FRL).
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $9k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 8.27% ✓
• Cap rate: 31.41%
• Cash-on-cash: 89.70%
• DSCR: 4.99
• GRM: 1.0

CMA / ARV

• ARV (median comp): $42,098
• List price: $20,000
• Delta: -52.49%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28786 Glenwood	0.00mi	3/2.0	1,216 (0%)	0mo	$20,000	$16	100
29500 Pine Dr	0.23mi	3/2.0	1,162 (-4%)	16mo	$50,000	$43	69
29245 Vinewood	0.37mi	3/2.0	1,170 (-4%)	17mo	$25,000	$21	62
28982 Applewood	0.25mi	3/2.0	1,120 (-8%)	23mo	$33,000	$29	56

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: 91.1%
• Equity multiple: 5.27×
• Total profit: $23,906
• Equity at exit: $2,982

10-year hold

• IRR: 94.2%
• Equity multiple: 11.20×
• Total profit: $57,120
• Equity at exit: $1,729

Cash invested: $5,600 (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 48134

• Active inventory: 84
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$750
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $419

Break-even live

Break-even rent $1,124

Max offer price $20,000

Occupancy floor 70%

Sensitivity live

Price	-10% $432	-5% $426	+0% $419	+5% $412	+10% $405
Rent	-10% $288	-5% $353	+0% $419	+5% $484	+10% $549
Rate	-1.0pp $429	-0.5pp $424	base $419	+0.5pp $413	+1.0pp $408

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Will Carleton Rd Flat Rock, MI	2.0–3.0	2.0	1391	$1,499	$1.08	0d	1	0.49mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 17 events

1. 2026-06-08
   statusdays on market $20,000 Pending 76 DOM
2. 2026-06-07
   days on market $20,000 Active 75 DOM
3. 2026-06-04
   days on market $20,000 Active 72 DOM
4. 2026-06-03
   days on market $20,000 Active 71 DOM
5. 2026-06-02
   pricedays on market $20,000 Active 70 DOM
6. 2026-06-01
   days on market $24,999 Active 69 DOM
7. 2026-05-31
   days on market $24,999 Active 68 DOM
8. 2026-05-09
   historical Accepting Backup Offers 201-char remark

   Show marketing remark (201 chars)

   Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

9. 2026-05-09
   historical Active Under Contract 201-char remark

   Show marketing remark (201 chars)

   Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

10. 2026-04-27
    price $24,999 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

11. 2026-04-26
    price $24,999 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

12. 2026-04-02
    status Active 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

13. 2026-04-02
    status Active 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

14. 2026-04-02
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

15. 2026-04-02
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

16. 2026-02-01
    listed $28,900 Active 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

17. 2026-02-01
    listed $28,900 Active 201-char remark

    Show marketing remark (201 chars)

    Home is like new, super clean and move in ready. Three bedrooms, two full baths, kitchen appliances included with sale. This is a manufactured home in Country Meadows mobile home park in Flat Rock, MI.

ⓘ 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: $19,850
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$9,000
• − Depreciation: −$582
• Taxable income: $5,572
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $3,686/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: Flat Rock Community Schools
• NCES district ID: 2607080
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $55,015
• Composite: 27.89/100
• National rank: #6871
• State rank: #326 of 540 in MI

Livability — Huron

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

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,935
• Household income: $92,076
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 228.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Black 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.42%
• Current HPI: 232.7533
• 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

-13.5% since first listed

10 events — show timeline

• 2026-05-09 Contingent — MiRealSource-MiMLS
• 2026-05-09 Contingent — REALCOMP
• 2026-04-27 Price Changed $24,999 MiRealSource-MiMLS
• 2026-04-26 Price Changed $24,999 REALCOMP
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-02 Relisted — REALCOMP
• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-02-01 Listed $28,900 REALCOMP
• 2026-02-01 Listed $28,900 MiRealSource-MiMLS