3900 W Jefferson Ave · Trenton, MI 48183

$74,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 224 Days on market

Built 1978 Fair condition 10 ac lot $510/mo HOA · 28% of rent

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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 +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWLY/ FULLY REMODELED mobile home Right Across From ELIZABETH PARK! Including NEW WINDOWS! Final Finishes to come soon. Trenton Schools. Dogs OK. 55+ Community. No Sub Leasing.

Key facts

• Trenton schools
• 10.13 acre lot
• Built 1978

Tags

• TRENTON SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.9% in Trenton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#15 in MI, #250 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Trenton Public Schools (suburban): math 44% / reading 53% proficiency, ranked #109 of 540 in MI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 2.46% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $14,893
• Equity at exit: $11,034

10-year hold

• IRR: 26.4%
• Equity multiple: 3.34×
• Total profit: $48,532
• Equity at exit: $6,398

Cash invested: $20,720 (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 48183

• Active inventory: 180
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$510
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $417

Break-even live

Break-even rent $1,293

Max offer price $74,000

Occupancy floor 72%

Sensitivity live

Price	-10% $468	-5% $442	+0% $417	+5% $391	+10% $366
Rent	-10% $273	-5% $345	+0% $417	+5% $489	+10% $561
Rate	-1.0pp $454	-0.5pp $436	base $417	+0.5pp $398	+1.0pp $378

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Bates Ct Unit A1 Trenton, MI	3.0	2.0	1853	$1,745	$0.94	5d	1	0.99mi
3117 Coucy St Trenton, MI	4.0	1.5	1800	$2,395	$1.33	18d	1	1.15mi
10228 Nancys Blvd Grosse Ile Township, MI	3.0	2.0	1220	$1,700	$1.39	0d	1	1.37mi
10244 Nancys Blvd #47 Grosse Ile, MI	2.0	2.0	1200	$1,495	$1.25	0d	1	1.39mi

HOA detail

• Monthly dues: $510 · $6,120/yr

Listing history 34 events

1. 2026-06-21
   days on market $74,000 Active 224 DOM
2. 2026-06-18
   days on market $74,000 Active 221 DOM
3. 2026-06-17
   days on market $74,000 Active 220 DOM
4. 2026-06-16
   days on market $74,000 Active 219 DOM
5. 2026-06-15
   days on market $74,000 Active 218 DOM
6. 2026-06-13
   days on market $74,000 Active 216 DOM
7. 2026-06-09
   days on market $74,000 Active 212 DOM
8. 2026-06-08
   days on market $74,000 Active 211 DOM
9. 2026-06-07
   remarks 163-char remark
10. 2026-06-07
    pricedays on marketlisting id $74,000 Active 210 DOM
11. 2026-06-04
    days on market $24,900 Active 207 DOM
12. 2026-06-03
    days on market $24,900 Active 206 DOM
13. 2026-06-02
    days on market $24,900 Active 205 DOM
14. 2026-06-01
    days on market $24,900 Active 204 DOM
15. 2026-05-31
    days on market $24,900 Active 203 DOM
16. 2025-11-10
    listed $63,000 Active 177-char remark

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

17. 2025-11-10
    listed $75,000 Active 163-char remark

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

18. 2025-11-10
    listed $24,900 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

19. 2025-11-10
    listed $75,000 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

20. 2025-11-10
    listed $63,000 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

21. 2025-11-10
    listed $24,900 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

22. 2025-11-10
    listed $63,000 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

23. 2025-11-10
    listed $75,000 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

24. 2025-11-10
    listed $24,900 Active

    Show marketing remark (163 chars)

    DOUBLE WIDE - NEWLY REMODELED (Final Finishes to come soon!) mobile home RIGHT ACROSS FROM ELIZABETH PARK! Trenton Schools! Dogs OK. 55+ Community. No Sub Leasing.

25. 2025-01-17
    historical $1,350
26. 2024-12-18
    listed $1,350
27. 2024-12-18
    historical $1,350
28. 2024-10-30
    historical $1,350
29. 2024-10-30
    listed $1,350
30. 2024-10-30
    listed $1,350
31. 2024-10-04
    historical $1,500
32. 2024-07-04
    listed $1,500
33. 2020-10-20
    soldstatus $1,500,000
34. 2020-10-15
    listed $1,600,000

ⓘ 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: $21,845
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$6,120
• − Depreciation: −$2,153
• Taxable income: $4,452
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $3,932/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 significant repairs and updates to improve its condition and increase its value. The interior and exterior are in poor condition, and the kitchen and HVAC system are in need of major repairs.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major kitchen appliances — outdated and non-functional
• Major exterior siding — missing and damaged
• Major flooring — damaged and uneven
• Major interior walls — peeling wallpaper
• Major windows — old and possibly drafty
• Major HVAC system — old and likely inefficient

Value-add opportunities

• Both new kitchen cabinets and appliances — modernizes the kitchen and improves functionality
• Both new flooring — enhances the overall appearance and comfort
• Both new exterior siding — improves curb appeal and structural integrity
• Both new windows — increases natural light and energy efficiency
• Both new HVAC system — enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
exterior siding · missing and damaged	Major	$15,000–50,000
flooring · damaged and uneven	Major	$15,000–50,000
interior walls · peeling wallpaper	Major	$15,000–50,000
windows · old and possibly drafty	Major	$15,000–50,000
HVAC system · old and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both new kitchen cabinets and appliances — modernizes the kitchen and improves functionality ↑
• Both new flooring — enhances the overall appearance and comfort ↑
• Both new exterior siding — improves curb appeal and structural integrity ↑
• Both new windows — increases natural light and energy efficiency ↑
• Both new HVAC system — enhances comfort and energy efficiency ↑

ⓘ 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: Trenton Public Schools
• NCES district ID: 2633900
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $55,947
• Composite: 42.08/100
• National rank: #3321
• State rank: #109 of 540 in MI

Livability — Trenton

• Score: 88/100
• State rank: #15
• US rank: #250

Category grades

Amenities B+ Commute A Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -222.34%
• Current HPI: 216.3623
• 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

-96.1% since first listed

19 events — show timeline

• 2025-11-10 Listed $63,000 REALCOMP
• 2025-11-10 Listed $63,000 SW Michigan MLS
• 2025-11-10 Listed $24,900 MiRealSource-MiMLS
• 2025-11-10 Listed $63,000 MiRealSource-MiMLS
• 2025-11-10 Listed $75,000 SW Michigan MLS
• 2025-11-10 Listed $24,900 SW Michigan MLS
• 2025-11-10 Listed $75,000 MiRealSource-MiMLS
• 2025-11-10 Listed $75,000 REALCOMP
• 2025-11-10 Listed $24,900 REALCOMP
• 2025-01-17 Rental Removed $1,350 REALCOMP
• 2024-12-18 Listed for Rent $1,350 REALCOMP
• 2024-12-18 Rental Removed $1,350 REALCOMP
• 2024-10-30 Rental Removed $1,350 SWMMLS
• 2024-10-30 Listed for Rent $1,350 REALCOMP
• 2024-10-30 Listed for Rent $1,350 SWMMLS
• 2024-10-04 Rental Removed $1,500 REALCOMP
• 2024-07-04 Listed for Rent $1,500 REALCOMP
• 2020-10-20 Sold (MLS) $1,500,000 MiRealSource-MiMLS
• 2020-10-15 Listed $1,600,000 MiRealSource-MiMLS