11 Legrand St · Howell, MI 48843

$43,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 223 Days on market

Built 2019 Fair condition $33/sqft · 83% below area ↓ 22% since listing

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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
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan - a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don't miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

Key facts

• Private yard area
• Spacious kitchen
• Convenient access

Tags

• OPEN-CONCEPT LIVING AREA
• SPACIOUS KITCHEN
• PRIVATE YARD AREA
• QUIET COMMUNITY
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 52.8% vs local median 3.6% in Howell — 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 78/100 on livability (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 340 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago 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.

Recommended offer $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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. 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. 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?
6. 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.
7. 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.
8. 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: 5.78% ✓
• Cap rate: 52.75%
• Cash-on-cash: 165.92%
• DSCR: 8.38
• GRM: 1.4

CMA / ARV

• ARV (median comp): $258,817
• List price: $43,000
• Delta: -83.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1493 Mason Rd	0.75mi	3/2.0	1,456 (+12%)	18mo	$295,000	$203	30

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: 9.23×
• Total profit: $99,100
• Equity at exit: $6,411

10-year hold

• IRR: —
• Equity multiple: 19.52×
• Total profit: $222,977
• Equity at exit: $3,718

Cash invested: $12,040 (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 48843

• Active inventory: 340
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,665

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 28%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 Glenlivet St Howell, MI	3.0	3.5	1812	$2,500	$1.38	24d	1	0.40mi
1043 Kenny Brook Ln Howell, MI	4.0	2.5	1830	$2,295	$1.25	1d	1	0.74mi

Listing history 30 events

1. 2026-06-01
   days on market $43,000 Active 223 DOM
2. 2026-05-31
   days on market $43,000 Active 222 DOM
3. 2026-02-22
   status Active 986-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

4. 2026-02-22
   status Active 985-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

5. 2026-02-19
   status Active Under Contract 985-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

6. 2026-02-18
   historical Accepting Backup Offers 986-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

7. 2026-02-18
   historical Active Under Contract 985-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

8. 2026-02-18
   historical 985-char remark

   Show marketing remark (985 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

9. 2026-01-29
   price $43,000 986-char remark

   Show marketing remark (986 chars)

   ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan - a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don't miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

10. 2026-01-28
    price $43,000 985-char remark

    Show marketing remark (985 chars)

    ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan — a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don’t miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

11. 2025-10-20
    listed $44,000 Active 985-char remark

    Show marketing remark (986 chars)

    ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan - a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don't miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

12. 2025-10-20
    listed $44,000 Active 986-char remark

    Show marketing remark (986 chars)

    ?? Listing Remarks – 11 Legrand, Howell, MI Welcome to 11 Legrand in Howell, Michigan - a beautifully maintained 3-bedroom, 2-bath single-wide home offering comfort, space, and convenience at an affordable price. Step inside to find an open-concept living area with plenty of natural light, a spacious kitchen with generous cabinet and counter space, and a cozy dining area perfect for everyday meals or entertaining guests. The primary bedroom suite features a private full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the ease of single-level living and relax outdoors in your private yard area. Located in a quiet, well-kept community close to downtown Howell, shopping, dining, and I-96, this home offers the ideal balance of peaceful living and convenient access to everything you need. Don't miss this great opportunity for affordable homeownership in a desirable area! * * * Lot rent is $585 a month

13. 2025-09-01
    historical
14. 2025-09-01
    historical
15. 2025-08-08
    price $46,000
16. 2025-08-08
    price $46,000
17. 2025-07-14
    listed $48,000 Active
18. 2025-07-14
    listed $48,000 Active
19. 2025-07-08
    historical
20. 2025-07-08
    historical
21. 2025-02-06
    price $48,000
22. 2025-02-05
    price $48,000
23. 2025-01-06
    listed $48,000 Active
24. 2025-01-03
    listed $50,000 Active
25. 2024-12-20
    historical
26. 2024-12-20
    historical
27. 2024-12-20
    historical
28. 2024-10-02
    listed $55,000 Active
29. 2024-10-02
    listed $55,000
30. 2024-10-02
    listed $55,000 Active

ⓘ 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: $29,802
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$1,251
• Taxable income: $20,514
• Est. tax owed @ 24.0%: −$4,923
• After-tax cash flow: $15,054/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

A moderately maintained single-wide home with average condition, requiring some repairs and updates to enhance its value.

Repairs flagged

• Minor wooden steps — slight wear
• Minor wooden deck — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both repair wooden steps and deck — improves safety and aesthetics
• Resale replace carpet with hardwood — increases appeal for buyers
• Resale update kitchen cabinets and countertops — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden steps · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both repair wooden steps and deck — improves safety and aesthetics ↑
• Resale replace carpet with hardwood — increases appeal for buyers ↑
• Resale update kitchen cabinets and countertops — modernizes space and increases value ↑

ⓘ 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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howell, MI
• County: Livingston County · 121,626 people
• City population: 48,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -326.17%
• Current HPI: 180.5058
• 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

-21.8% since first listed

28 events — show timeline

• 2026-02-22 Relisted — MiRealSource-MiMLS
• 2026-02-22 Relisted — REALCOMP
• 2026-02-19 Relisted — REALCOMP
• 2026-02-18 Contingent — MiRealSource-MiMLS
• 2026-02-18 Contingent — REALCOMP
• 2026-02-18 Listing Removed — REALCOMP
• 2026-01-29 Price Changed $43,000 MiRealSource-MiMLS
• 2026-01-28 Price Changed $43,000 REALCOMP
• 2025-10-20 Listed $44,000 REALCOMP
• 2025-10-20 Listed $44,000 MiRealSource-MiMLS
• 2025-09-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-01 Listing Removed — REALCOMP
• 2025-08-08 Price Changed $46,000 MiRealSource-MiMLS
• 2025-08-08 Price Changed $46,000 REALCOMP
• 2025-07-14 Listed $48,000 REALCOMP
• 2025-07-14 Listed $48,000 MiRealSource-MiMLS
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-08 Listing Removed — REALCOMP
• 2025-02-06 Price Changed $48,000 MiRealSource-MiMLS
• 2025-02-05 Price Changed $48,000 REALCOMP
• 2025-01-06 Listed $48,000 MiRealSource-MiMLS
• 2025-01-03 Listed $50,000 REALCOMP
• 2024-12-20 Listing Removed — REALCOMP
• 2024-12-20 Listing Removed — MiRealSource-MiMLS
• 2024-12-20 Listing Removed — MiRealSource-MiMLS
• 2024-10-02 Listed $55,000 MiRealSource-MiMLS
• 2024-10-02 Listed $55,000 MiRealSource-MiMLS
• 2024-10-02 Listed $55,000 REALCOMP