6134 E Bentwood Cir · Holly, MI 48383

$29,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 22 Days on market

Built 1990 Good condition $18/sqft · 9% below area Est $33k · 9% under ↓ 56% since listing

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Why this score? — see what drove the C- 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 +11.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 3-bedroom, 2-bath home backing onto a peaceful wooded area. This warm, welcoming, and spacious property offers numerous updates and modern features throughout. Recent improvements include a new roof (2021), updated kitchen (2021), renovated main bathroom (2021), new laminate flooring, fresh interior paint throughout, and brand-new carpet in the living room (December 2025). The furnace and central air conditioning unit were replaced in 2019 for added comfort and efficiency. The home features a large separate laundry room with washer and dryer included, along with a full appliance package including refrigerator, electric oven/range, over-the-range microwave, and dishwas

Key facts

• New carpet
• Updated kitchen
• Fresh interior paint

Tags

• UPDATED KITCHEN
• RENOVATED MAIN BATHROOM
• NEW LAMINATE FLOORING
• FRESH INTERIOR PAINT
• NEW CARPET
• LARGE SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Residential property type; Listed by The Brokaw Group
• Financial info: Not specified
• HOA & community: Homeowners association present with monthly fee

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Shared well water; Septic tank sewer
• Home design: Manufactured home; Single-story (one level); Located in Meadow Lake Community
• Construction: Slab foundation; Above-grade finished area approximately 1,680 square feet
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Range
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Microwave; Oven; Refrigerator; Range; Washer; Seven total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.6% vs local median 3.5% in Holly — 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 75/100 on livability (#156 in MI, #3,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 4.91% ✓
• Cap rate: 44.57%
• Cash-on-cash: 136.71%
• DSCR: 7.08
• GRM: 1.7

CMA / ARV

• ARV (median comp): $33,000
• List price: $29,900
• Delta: -9.39%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6134 E Bentwood Cir	0.00mi	3/2.0	1,680 (0%)	0mo	$33,000	$20	100

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: —
• Equity multiple: 7.68×
• Total profit: $55,922
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 16.17×
• Total profit: $127,005
• Equity at exit: $2,585

Cash invested: $8,372 (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 48383

• Active inventory: 72
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $954

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 30%

Sensitivity live

Price	-10% $974	-5% $964	+0% $954	+5% $943	+10% $933
Rent	-10% $838	-5% $896	+0% $954	+5% $1,012	+10% $1,070
Rate	-1.0pp $969	-0.5pp $961	base $954	+0.5pp $946	+1.0pp $938

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3951 Bentwood Cir W White Lake, MI	3.0	2.0	1456	$1,399	$0.96	0d	1	0.20mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1302	$1,695	$1.30	16d	1	1.18mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1417	$1,695	$1.20	11d	1	1.18mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $29,900 Pending 22 DOM
2. 2026-06-01
   days on market $29,900 Active 21 DOM
3. 2026-05-31
   days on market $29,900 Active 20 DOM
4. 2026-05-11
   listed $75,000 Active 990-char remark
5. 2026-05-11
   listed $75,000 Active 996-char remark

ⓘ 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: $17,626
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$870
• Taxable income: $11,663
• Est. tax owed @ 24.0%: −$2,799
• After-tax cash flow: $8,646/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 · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated 3-bedroom home offers a good condition with recent improvements and is ready for a new owner.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet in living room — new carpet improves comfort and value
• Both install smart home devices — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet in living room — new carpet improves comfort and value ↑
• Both install smart home devices — increases home's marketability and convenience ↑

ⓘ 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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Holly

• Score: 75/100
• State rank: #156
• US rank: #3930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,788
• Population (ZIP): 13,291

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.27%
• Current HPI: 228.6088
• Rent YoY: —
• Metro: —
• 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

-56.0% since first listed

8 events — show timeline

• 2026-06-10 Listing Removed — REALCOMP
• 2026-06-09 Sold (MLS) $33,000 REALCOMP
• 2026-06-02 Pending — REALCOMP
• 2026-05-27 Price Changed $29,900 MiRealSource-MiMLS
• 2026-05-27 Price Changed $29,900 REALCOMP
• 2026-05-19 Price Changed $69,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $69,000 REALCOMP
• 2026-05-11 Listed $75,000 REALCOMP