51074 Mott Rd #41 · Canton, MI 48188

$21,700

3 bd · 2.0 ba · 924 sqft · Manufactured · 80 Days on market

Built 2026 ↓ 16% 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 +3.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as scenic views, a playground, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (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.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 245 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent is only 14% of the median local income ($123k/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 $150 of loan paydown is wiped out by about $651 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 + 0.5% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Recommended offer $20,398 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 6.66% ✓
• Cap rate: 61.13%
• Cash-on-cash: 195.84%
• DSCR: 9.71
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.23×
• Total profit: $56,058
• Equity at exit: $3,236

10-year hold

• IRR: —
• Equity multiple: 20.12×
• Total profit: $116,179
• Equity at exit: $1,876

Cash invested: $6,076 (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 48188

• Rents YoY: 0.5%
• Active inventory: 245
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$114
• Tax est. 1.5%: −$27 /mo · $326/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $992

Break-even live

Break-even rent $190

Max offer price $21,700

Occupancy floor 26%

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: $5,425
• Closing costs: $651
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	24d	1	1.49mi
62 Harvey Pl Superior Township, MI	2.0	1.0	692	$945	$1.37	44d	1	1.49mi
72 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $21,700 Active 80 DOM
2. 2026-06-17
   days on market $21,700 Active 79 DOM
3. 2026-06-16
   days on market $21,700 Active 78 DOM
4. 2026-06-15
   days on market $21,700 Active 77 DOM
5. 2026-06-13
   days on market $21,700 Active 75 DOM
6. 2026-06-09
   days on market $21,700 Active 71 DOM
7. 2026-06-08
   days on market $21,700 Active 70 DOM
8. 2026-06-07
   days on market $21,700 Active 69 DOM
9. 2026-06-04
   days on market $21,700 Active 66 DOM
10. 2026-06-03
    days on market $21,700 Active 65 DOM
11. 2026-06-02
    days on market $21,700 Active 64 DOM
12. 2026-06-01
    pricedays on market $21,700 Active 63 DOM
13. 2026-05-31
    days on market $21,200 Active 62 DOM
14. 2026-05-19
    price $21,200 511-char remark

    Show marketing remark (511 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as scenic views, a playground, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

15. 2026-03-30
    listed $25,100 Active 511-char remark

    Show marketing remark (511 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as scenic views, a playground, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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: $17,340
• − Mortgage interest: −$1,216
• − Property taxes: −$326
• − Insurance: −$108
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$631
• Taxable income: $12,285
• Est. tax owed @ 24.0%: −$2,948
• After-tax cash flow: $8,951/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Canton

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

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 99,041
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 45,665
• Household income: $122,781
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 486.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Asian 23% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 74% English-only · Other Indo-European 12% Other Asian/Pacific 4% Arabic 3%

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: ▼ -299.09%
• Current HPI: 193.4673
• Rent YoY: ▲ 0.46%
• 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

-15.5% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $21,200 Zillow
• 2026-03-30 Listed $25,100 Zillow