573 Turquoise Dr · Whitmore Lake, MI 48189

$87,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 86 Days on market

Built 2019 4,356 sqft lot $605/mo HOA · 29% 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 +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful one-owner 2019 Clayton home featuring an open floor plan, starting with a wide foyer with a desk area, leading to the kitchen with a large island with a modern sink, abundant counter and cabinet space and a walk-in pantry. The dining area flows to the living room. This home has a roomy primary bedroom with ensuite bathroom and two more ample bedrooms. There is also a second full bathroom and a laundry room. The owners added a flex room at the end of the living room with a removable wall should the new homeowner wish to have a bigger living room instead. The owners will leave the ceiling fan and window valance that were taken down to put the wall up. The home sits on a corner lot and has a driveway that enters from each road essentially creating a small circular driveway. The community offers a clubhouse and two playgrounds as well. (BATVAI)

Key facts

• Open floor plan
• Large island
• Flex room

Tags

• OPEN FLOOR PLAN
• LARGE ISLAND
• WALK-IN PANTRY
• FLEX ROOM
• CORNER LOT
• CIRCULAR DRIVEWAY

Property features AI

Finance

• Other: Located in Northfield Estates Mobile Home Community; Directions available to the property
• HOA & community: Homeowners association with monthly fee; Association fee approximately $605 per month; Community clubhouse; Sidewalks

Exterior

• Parking: Circular driveway; No garage
• Utilities: Public sewer; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Crawl space foundation; Built on one level
• Exterior features: Asphalt roof; Paved road access; Lot approximately 50 x 100 (0.1 acre); No pool; Pets allowed (cats and dogs; breed restrictions may apply)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Range hood; Microwave; Free-standing refrigerator; Exhaust fan
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating; Exhaust fan for ventilation
• Interior features: Entrance foyer; High-speed internet; Negotiable furnishings
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.8% in Whitmore Lake — 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 71/100 on livability (#279 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Whitmore Lake Public School District (rural): math 34% / reading 44% proficiency, ranked #213 of 540 in MI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $601 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($82k) 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 29% of rent.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. 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: 2.41% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.34%
• DSCR: 1.99
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $335,552
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
579 Turquoise Dr	0.06mi	3/2.0	1,508 (-4%)	12mo	$65,000	$43	77
9217 Lakewood Dr	0.20mi	3/2.0	1,477 (-6%)	12mo	$317,000	$215	67
9416 Wildwood Lake Dr	0.37mi	3/3.0	1,716 (+9%)	1mo	$325,000	$189	58
9477 Sandlewood Ct	0.40mi	3/2.0	1,479 (-6%)	16mo	$347,000	$235	55
9083 Wildwood Lake Dr	0.56mi	3/2.5	1,508 (-4%)	9mo	$420,000	$279	54
9350 Sand Pointe Dr	0.45mi	3/2.0	1,659 (+6%)	16mo	$355,000	$214	52
2 Emerald Cir	0.31mi	3/2.0	1,344 (-14%)	8mo	$59,900	$45	51
365 Barker Rd	0.47mi	3/2.5	1,400 (-11%)	23mo	$357,500	$255	35
9027 Wildwood Lake Dr	0.65mi	3/2.5	1,794 (+14%)	18mo	$280,000	$156	25

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $15,184
• Equity at exit: $12,972

10-year hold

• IRR: 24.3%
• Equity multiple: 3.14×
• Total profit: $52,046
• Equity at exit: $7,522

Cash invested: $24,360 (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 48189

• Active inventory: 87
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$605
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $453

Break-even live

Break-even rent $1,527

Max offer price $87,000

Occupancy floor 73%

Sensitivity live

Price	-10% $514	-5% $483	+0% $453	+5% $423	+10% $393
Rent	-10% $287	-5% $370	+0% $453	+5% $536	+10% $619
Rate	-1.0pp $497	-0.5pp $476	base $453	+0.5pp $431	+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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Emerald Cir Whitmore Lake, MI	3.0	1.0–2.0	1216	$1,500	$1.23	4d	1	0.20mi
11859 N Main St Unit 1 Whitmore Lake, MI	2.0	1.5	1173	$1,595	$1.36	2d	1	1.16mi

HOA detail

• Monthly dues: $605 · $7,260/yr
• Likely covers: landscaping

Listing history 4 events

1. 2026-05-15
   status Pending

   Show marketing remark (862 chars)

   Beautiful one-owner 2019 Clayton home featuring an open floor plan, starting with a wide foyer with a desk area, leading to the kitchen with a large island with a modern sink, abundant counter and cabinet space and a walk-in pantry. The dining area flows to the living room. This home has a roomy primary bedroom with ensuite bathroom and two more ample bedrooms. There is also a second full bathroom and a laundry room. The owners added a flex room at the end of the living room with a removable wall should the new homeowner wish to have a bigger living room instead. The owners will leave the ceiling fan and window valance that were taken down to put the wall up. The home sits on a corner lot and has a driveway that enters from each road essentially creating a small circular driveway. The community offers a clubhouse and two playgrounds as well. (BATVAI)

2. 2026-05-15
   status Pending 862-char remark

   Show marketing remark (862 chars)

   Beautiful one-owner 2019 Clayton home featuring an open floor plan, starting with a wide foyer with a desk area, leading to the kitchen with a large island with a modern sink, abundant counter and cabinet space and a walk-in pantry. The dining area flows to the living room. This home has a roomy primary bedroom with ensuite bathroom and two more ample bedrooms. There is also a second full bathroom and a laundry room. The owners added a flex room at the end of the living room with a removable wall should the new homeowner wish to have a bigger living room instead. The owners will leave the ceiling fan and window valance that were taken down to put the wall up. The home sits on a corner lot and has a driveway that enters from each road essentially creating a small circular driveway. The community offers a clubhouse and two playgrounds as well. (BATVAI)

3. 2026-02-16
   listed $87,000 Active

   Show marketing remark (862 chars)

   Beautiful one-owner 2019 Clayton home featuring an open floor plan, starting with a wide foyer with a desk area, leading to the kitchen with a large island with a modern sink, abundant counter and cabinet space and a walk-in pantry. The dining area flows to the living room. This home has a roomy primary bedroom with ensuite bathroom and two more ample bedrooms. There is also a second full bathroom and a laundry room. The owners added a flex room at the end of the living room with a removable wall should the new homeowner wish to have a bigger living room instead. The owners will leave the ceiling fan and window valance that were taken down to put the wall up. The home sits on a corner lot and has a driveway that enters from each road essentially creating a small circular driveway. The community offers a clubhouse and two playgrounds as well. (BATVAI)

4. 2026-02-16
   listed $87,000 Active 862-char remark

   Show marketing remark (862 chars)

   Beautiful one-owner 2019 Clayton home featuring an open floor plan, starting with a wide foyer with a desk area, leading to the kitchen with a large island with a modern sink, abundant counter and cabinet space and a walk-in pantry. The dining area flows to the living room. This home has a roomy primary bedroom with ensuite bathroom and two more ample bedrooms. There is also a second full bathroom and a laundry room. The owners added a flex room at the end of the living room with a removable wall should the new homeowner wish to have a bigger living room instead. The owners will leave the ceiling fan and window valance that were taken down to put the wall up. The home sits on a corner lot and has a driveway that enters from each road essentially creating a small circular driveway. The community offers a clubhouse and two playgrounds as well. (BATVAI)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,210
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − HOA: −$7,260
• − Depreciation: −$2,531
• Taxable income: $4,772
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,296/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: Whitmore Lake Public School District
• NCES district ID: 2636330
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $55,263
• Composite: 34.13/100
• National rank: #5286
• State rank: #213 of 540 in MI

Livability — Whitmore Lake

• Score: 71/100
• State rank: #279
• US rank: #6864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitmore Lake, MI
• County: Washtenaw County · 306,860 people
• City population: 13,893
• Metro: Ann Arbor, MI
• Population (ZIP): 13,893
• Household income: $87,145
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 105.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 9% Lithuanian 6% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

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: ▼ -192.47%
• Current HPI: 187.7383
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-02-16 Listed $87,000 MiRealSource-MiMLS
• 2026-02-16 Listed $87,000 REALCOMP

Property tax history

-82.6%/yr

Latest (2025): $14 · -82.6% YoY. Source: county tax records.