1118 Scarlet Oak East 247 · Rives, MI 49201

$17,600

2 bd · 1.0 ba · 840 sqft · Manufactured · 60 Days on market

Built 2026

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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
• Rent growth +5.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 2 bedroom, 1 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 a playground, community events, and a swimming pool, 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

• Swimming pool
• Playground
• Built 2026

Tags

• PLAYGROUND
• SWIMMING POOL

Property features AI

Finance

• Other: Address: 1118 Scarlet Oak East 247, Jackson MI 49201; Plan name 90979; Last modified Apr 29, 2026
• Financial info: List price $17,100

Exterior

• Utilities: Central Air
• Home design: Spec-built property; Active listing
• Exterior features: Living area of 840

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% 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.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northwest Early Elementary School (869 students, 61% FRL); Northwest Kidder Middle School (math 14% / reading 41%, grade F, #363 of 493 statewide, top 75%, 790 students, 50% FRL); Northwest High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 972 students, 40% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 375 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent is only 17% of the median local income ($74k/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 $122 of loan paydown is wiped out by about $528 of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Recommended offer $17,072 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 5.84% ✓
• Cap rate: 53.39%
• Cash-on-cash: 168.20%
• DSCR: 8.48
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.45×
• Total profit: $46,591
• Equity at exit: $2,624

10-year hold

• IRR: —
• Equity multiple: 25.76×
• Total profit: $122,016
• Equity at exit: $1,522

Cash invested: $4,928 (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 49201

• Rents YoY: 10.3%
• Active inventory: 375
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $264/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $691

Break-even live

Break-even rent $154

Max offer price $17,600

Occupancy floor 28%

Sensitivity live

Price	-10% $703	-5% $697	+0% $691	+5% $685	+10% $679
Rent	-10% $609	-5% $650	+0% $691	+5% $731	+10% $772
Rate	-1.0pp $700	-0.5pp $695	base $691	+0.5pp $686	+1.0pp $682

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: $4,400
• Closing costs: $528
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $17,600 Active 60 DOM
2. 2026-06-19
   days on market $17,600 Active 58 DOM
3. 2026-06-18
   days on market $17,600 Active 57 DOM
4. 2026-06-17
   days on market $17,600 Active 56 DOM
5. 2026-06-16
   days on market $17,600 Active 55 DOM
6. 2026-06-15
   days on market $17,600 Active 54 DOM
7. 2026-06-14
   days on market $17,600 Active 52 DOM
8. 2026-06-13
   days on market $17,600 Active 51 DOM
9. 2026-06-10
   days on market $17,600 Active 49 DOM
10. 2026-06-09
    days on market $17,600 Active 48 DOM
11. 2026-06-08
    days on market $17,600 Active 47 DOM
12. 2026-06-07
    days on market $17,600 Active 46 DOM
13. 2026-06-05
    days on market $17,600 Active 43 DOM
14. 2026-06-03
    days on market $17,600 Active 42 DOM
15. 2026-06-02
    days on market $17,600 Active 41 DOM
16. 2026-06-01
    pricedays on market $17,600 Active 40 DOM
17. 2026-05-31
    days on market $17,100 Active 39 DOM
18. 2026-05-30
    days on market $17,100 Active 38 DOM

ⓘ 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: $12,340
• − Mortgage interest: −$986
• − Property taxes: −$264
• − Insurance: −$88
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$512
• Taxable income: $8,515
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $6,245/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 of 540 in MI

Livability — Rives

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

Census & demographics

• County: Jackson County · 85,581 people
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, 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