49582 Main Dr · Plymouth, MI 48170

$68,500

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 39 Days on market

Built 1989 4,356 sqft lot Est $78k · 12% under $615/mo HOA · 26% of rent ↓ 9% since listing

---

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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

Key facts

• Skylights in kitchen
• Updated cabinets
• Master suite retreat

Tags

• SKYLIGHTS IN KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• UPDATED CABINETS
• MASTER SUITE RETREAT
• GARDEN TUB
• WALK-IN SHOWER COMBO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.1% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 234 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $474 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 + 3.4% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $66,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 3.40% ✓
• Cap rate: 19.45%
• Cash-on-cash: 46.98%
• DSCR: 3.09
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $77,550
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49591 Linden St	0.17mi	3/2.0	1,568 (-5%)	8mo	$43,000	$27	77
14151 Washington Dr	0.13mi	3/2.0	1,847 (+12%)	9mo	$100,000	$54	67
13915 Washington Dr	0.30mi	3/2.0	1,534 (-7%)	14mo	$142,500	$93	63
50654 Van Buren	0.46mi	3/2.0	1,680 (+2%)	23mo	$78,000	$46	56
13925 Wilson Dr	0.28mi	4/2.0 (+1)	1,800 (+9%)	18mo	$85,000	$47	51

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 2.98×
• Total profit: $38,027
• Equity at exit: $10,214

10-year hold

• IRR: 51.5%
• Equity multiple: 6.22×
• Total profit: $100,062
• Equity at exit: $5,923

Cash invested: $19,180 (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 48170

• Rents YoY: 3.4%
• Active inventory: 234
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$615
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $751

Break-even live

Break-even rent $1,378

Max offer price $68,500

Occupancy floor 63%

Sensitivity live

Price	-10% $798	-5% $774	+0% $751	+5% $727	+10% $703
Rent	-10% $567	-5% $659	+0% $751	+5% $843	+10% $935
Rate	-1.0pp $785	-0.5pp $768	base $751	+0.5pp $733	+1.0pp $715

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47671 Alden Ter N Northville, MI	3.0	3.5	2085	$3,100	$1.49	11d	1	1.41mi

HOA detail

• Monthly dues: $615 · $7,380/yr

Listing history 6 events

1. 2025-08-06
   status Pending 1466-char remark

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

2. 2025-08-06
   status Pending

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

3. 2025-07-17
   price $68,500 1466-char remark

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

4. 2025-07-17
   price $68,500

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

5. 2025-06-27
   listed $75,000 Active 1466-char remark

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile home.

6. 2025-06-27
   listed $75,000 Active

   Show marketing remark (1466 chars)

   Charming 3-Bed, 2-Bath Home in Plymouth Hills – Motivated Seller! Welcome to this spacious and inviting 3-bedroom, 2 full-bath manufactured home located in the desirable Plymouth Hills Manufactured Housing Community in Plymouth! This well-maintained home offers a fantastic layout with generous living and family room spaces - perfect for relaxing or entertaining guests. Enjoy an abundance of natural light with skylights in both the kitchen and one of the bathrooms. The kitchen features stylish butcher block countertops, updated cabinets, and comes fully equipped with appliances. The master suite is a true retreat with two nice-sized closets and a luxurious master bathroom featuring a garden tub and walk-in shower combo. Additional highlights include: * Double-wide on corner lot with nice sized front yard * Newer furnace for peace of mind * Large deck - great for outdoor enjoyment * Minimal blemishes and tons of potential * Two additional bedrooms ideal for family, guests, or a home office Conveniently located near expressways, top-rated schools, and just minutes from charming downtown Plymouth. Bring your vision and make this home your own with a little TLC. Motivated seller – come with your best offer today! Note: All potential buyers must apply at Plymouth Hills main office and speak with Sheri or Carla before moving in. Monthly lot rent and room sizes are approximate. 1989 Wyndham mobile 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: $27,937
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$7,380
• − Depreciation: −$1,993
• Taxable income: $8,888
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $6,877/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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 40,076
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,076
• Household income: $114,278
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 790.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -336.77%
• Current HPI: 208.6713
• Rent YoY: ▲ 3.38%
• 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

-8.7% since first listed

6 events — show timeline

• 2025-08-06 Pending — MiRealSource-MiMLS
• 2025-08-06 Pending — REALCOMP
• 2025-07-17 Price Changed $68,500 MiRealSource-MiMLS
• 2025-07-17 Price Changed $68,500 REALCOMP
• 2025-06-27 Listed $75,000 REALCOMP
• 2025-06-27 Listed $75,000 MiRealSource-MiMLS