25843 Loudon · Brownstown, MI 48134

$88,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 167 Days on market

Built 2019 Average condition 4,356 sqft lot $60/sqft · 27% below area Est $120k · 27% under $560/mo HOA · 36% of rent

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Schools +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed 3-bedroom, 2-bath manufactured home that perfectly blends comfort, functionality, and modern style. Inside, you’ll find luxury plank flooring throughout most of the home, creating a warm, elegant feel while offering durability for everyday living. The heart of the home features a kitchen highlighted by a walk-in pantry and a island that adds additional cabinet space, providing exceptional storage and prep area. An extra-large mudroom/laundry room adds even more convenience, offering plenty of space for daily routines and storage. The thoughtfully designed floor plan includes a private master suite featuring a large walk-in closet and an ensuite bath, creating a relaxing retreat. Two additional bedrooms offer flexibility for family, guests, or a home office. Outside, the property boasts an extra-long driveway, allowing ample parking with the option to add a garage for even more flexibility. Residents also enjoy community amenities including a playground and a community pool, making this home an excellent choice for both comfort and lifestyle. Television with mount in the master bedroom stays with the home.

Key facts

• Private master suite
• Extra-large mudroom
• Ensuite bath

Tags

• LUXURY PLANK FLOORING
• WALK-IN PANTRY
• EXTRA-LARGE MUDROOM
• PRIVATE MASTER SUITE
• LARGE WALK-IN CLOSET
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $50 ($597/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% 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.
• Woodhaven-Brownstown School District (suburban): math 32% / reading 49% proficiency, ranked #189 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $608 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($77k) 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 4.8

CMA / ARV

• ARV (median comp): $120,069
• List price: $88,000
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24321 Kingston Cir	0.07mi	3/2.0	1,568 (+8%)	12mo	$69,500	$44	74
25182 Frontier Cir	0.68mi	3/2.0	1,568 (+8%)	1mo	$50,000	$32	55
25211 Canyon Cir	0.64mi	3/2.0	1,500 (+3%)	16mo	$42,800	$29	52
26768 Pawnee Ct	0.54mi	3/2.0	1,560 (+7%)	20mo	$53,350	$34	47

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-10,724
• Equity at exit: $13,121

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-3,767
• Equity at exit: $7,609

Cash invested: $24,640 (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 48134

• Active inventory: 82
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$560
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $50

Break-even live

Break-even rent $1,479

Max offer price $88,000

Occupancy floor 92%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23501 Van Horn Rd Woodhaven, MI	4.0	2.0	1568	$1,599	$1.02	1d	1	0.50mi
25891 Bridgewood Ln Brownstown Charter Twp, MI	1.0–2.0	1.0	839	$1,119	$1.33	1d	6	0.72mi
23100 Lorraine Blvd Brownstown Charter Twp, MI	1.0–2.0	1.0	822	$1,095	$1.33	1d	1	1.32mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $88,000 Active 167 DOM
2. 2026-06-17
   days on market $88,000 Active 166 DOM
3. 2026-06-16
   days on market $88,000 Active 165 DOM
4. 2026-06-15
   days on market $88,000 Active 164 DOM
5. 2026-06-13
   days on market $88,000 Active 162 DOM
6. 2026-06-13
   days on market $88,000 Active 161 DOM
7. 2026-06-09
   days on market $88,000 Active 158 DOM
8. 2026-06-08
   days on market $88,000 Active 157 DOM
9. 2026-06-07
   days on market $88,000 Active 156 DOM
10. 2026-06-04
    days on market $88,000 Active 153 DOM
11. 2026-06-03
    days on market $88,000 Active 152 DOM
12. 2026-06-02
    days on market $88,000 Active 151 DOM
13. 2026-06-01
    days on market $88,000 Active 150 DOM
14. 2026-05-31
    days on market $88,000 Active 149 DOM
15. 2026-01-02
    listed $88,000 Active 1165-char remark

    Show marketing remark (1159 chars)

    Welcome to this beautifully designed 3-bedroom, 2-bath manufactured home that perfectly blends comfort, functionality, and modern style. Inside, you'll find luxury plank flooring throughout most of the home, creating a warm, elegant feel while offering durability for everyday living. The heart of the home features a kitchen highlighted by a walk-in pantry and a island that adds additional cabinet space, providing exceptional storage and prep area. An extra-large mudroom/laundry room adds even more convenience, offering plenty of space for daily routines and storage. The thoughtfully designed floor plan includes a private master suite featuring a large walk-in closet and an ensuite bath, creating a relaxing retreat. Two additional bedrooms offer flexibility for family, guests, or a home office. Outside, the property boasts an extra-long driveway, allowing ample parking with the option to add a garage for even more flexibility. Residents also enjoy community amenities including a playground and a community pool, making this home an excellent choice for both comfort and lifestyle. Television with mount in the master bedroom stays with the home.

16. 2026-01-02
    listed $88,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Welcome to this beautifully designed 3-bedroom, 2-bath manufactured home that perfectly blends comfort, functionality, and modern style. Inside, you'll find luxury plank flooring throughout most of the home, creating a warm, elegant feel while offering durability for everyday living. The heart of the home features a kitchen highlighted by a walk-in pantry and a island that adds additional cabinet space, providing exceptional storage and prep area. An extra-large mudroom/laundry room adds even more convenience, offering plenty of space for daily routines and storage. The thoughtfully designed floor plan includes a private master suite featuring a large walk-in closet and an ensuite bath, creating a relaxing retreat. Two additional bedrooms offer flexibility for family, guests, or a home office. Outside, the property boasts an extra-long driveway, allowing ample parking with the option to add a garage for even more flexibility. Residents also enjoy community amenities including a playground and a community pool, making this home an excellent choice for both comfort and lifestyle. Television with mount in the master bedroom stays with the home.

ⓘ 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: $18,500
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$6,720
• − Depreciation: −$2,560
• Taxable loss: −$430
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $700/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

Average 55/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home is in good condition with good flooring and systems. It needs minor landscaping and exterior paint to enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Snow on the ground, no landscaping
• Minor Exterior paint — No visible damage

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Exterior paint — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Snow on the ground, no landscaping	Minor	$500–3,000
Exterior paint · No visible damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Exterior paint — Improves home's appearance and 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: Woodhaven-Brownstown School District
• NCES district ID: 2636485
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $58,200
• Composite: 35.63/100
• National rank: #4885
• State rank: #189 of 540 in MI

Livability — Brownstown

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

+0.0% since first listed

2 events — show timeline

• 2026-01-02 Listed $88,000 MiRealSource-MiMLS
• 2026-01-02 Listed $88,000 REALCOMP