1698 Solo Ln · Frenchtown, MI 48166

$80,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 105 Days on market

Built 2019 ↓ 26% since listing

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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
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a must see! Check out this gorgeous home built in 2019. Very well maintained and cared for. Only one owner. It is 1,568 sq ft with 2 full bathrooms. This home offers 3 huge bedrooms. The master bedroom also has a full bathroom and large walk in closet. This home sits on a dead end lot so there is minimal traffic. It has a huge family room with open concept living. The kitchen offers granite counter tops and newer appliances and a relaxing nook style area for your kitchen table. Don't miss out. schedule your showing today!

Key facts

• Newer appliances
• Dead end lot
• Granite counter tops

Tags

• DEAD END LOT
• GRANITE COUNTER TOPS
• NEWER APPLIANCES
• RELAXING NOOK STYLE AREA

Property features AI

Finance

• Other: Directions: off of I-275; take Newport Rd to War Rd, turn on Elizabeth then Solo Lane; Cross street: Newport and War Rd

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick and vinyl siding; Slab foundation; Built area above grade: 1,568 square feet
• Exterior features: Paved road access; Irregular-shaped lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Airport Community Schools (rural): math 38% / reading 46% proficiency, ranked #170 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $50,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1827 Magnolia St	0.28mi	4/2.0 (+1)	1,792 (+14%)	10mo	$57,000	$32	50

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $17,204
• Equity at exit: $11,928

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $53,881
• Equity at exit: $6,917

Cash invested: $22,400 (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 48166

• Active inventory: 80
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $473

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Paree St Frenchtown Charter Twp, MI	3.0	2.0	1184	$1,299	$1.10	5d	1	0.67mi

Listing history 28 events

1. 2026-06-18
   days on market $80,000 Active 105 DOM
2. 2026-06-17
   days on market $80,000 Active 104 DOM
3. 2026-06-16
   days on market $80,000 Active 103 DOM
4. 2026-06-15
   days on market $80,000 Active 102 DOM
5. 2026-06-13
   days on market $80,000 Active 100 DOM
6. 2026-06-13
   days on market $80,000 Active 99 DOM
7. 2026-06-09
   days on market $80,000 Active 96 DOM
8. 2026-06-08
   days on market $80,000 Active 95 DOM
9. 2026-06-07
   days on market $80,000 Active 94 DOM
10. 2026-06-04
    days on market $80,000 Active 91 DOM
11. 2026-06-03
    days on market $80,000 Active 90 DOM
12. 2026-06-02
    days on market $80,000 Active 89 DOM
13. 2026-06-01
    days on market $80,000 Active 88 DOM
14. 2026-05-31
    pricedays on market $80,000 Active 87 DOM
15. 2026-04-23
    price $89,000 535-char remark

    Show marketing remark (535 chars)

    This is a must see! Check out this gorgeous home built in 2019. Very well maintained and cared for. Only one owner. It is 1,568 sq ft with 2 full bathrooms. This home offers 3 huge bedrooms. The master bedroom also has a full bathroom and large walk in closet. This home sits on a dead end lot so there is minimal traffic. It has a huge family room with open concept living. The kitchen offers granite counter tops and newer appliances and a relaxing nook style area for your kitchen table. Don't miss out. schedule your showing today!

16. 2026-04-23
    price $89,000

    Show marketing remark (535 chars)

    This is a must see! Check out this gorgeous home built in 2019. Very well maintained and cared for. Only one owner. It is 1,568 sq ft with 2 full bathrooms. This home offers 3 huge bedrooms. The master bedroom also has a full bathroom and large walk in closet. This home sits on a dead end lot so there is minimal traffic. It has a huge family room with open concept living. The kitchen offers granite counter tops and newer appliances and a relaxing nook style area for your kitchen table. Don't miss out. schedule your showing today!

17. 2026-03-05
    listed $99,000 Active 535-char remark

    Show marketing remark (535 chars)

    This is a must see! Check out this gorgeous home built in 2019. Very well maintained and cared for. Only one owner. It is 1,568 sq ft with 2 full bathrooms. This home offers 3 huge bedrooms. The master bedroom also has a full bathroom and large walk in closet. This home sits on a dead end lot so there is minimal traffic. It has a huge family room with open concept living. The kitchen offers granite counter tops and newer appliances and a relaxing nook style area for your kitchen table. Don't miss out. schedule your showing today!

18. 2026-03-05
    listed $99,000 Active

    Show marketing remark (535 chars)

    This is a must see! Check out this gorgeous home built in 2019. Very well maintained and cared for. Only one owner. It is 1,568 sq ft with 2 full bathrooms. This home offers 3 huge bedrooms. The master bedroom also has a full bathroom and large walk in closet. This home sits on a dead end lot so there is minimal traffic. It has a huge family room with open concept living. The kitchen offers granite counter tops and newer appliances and a relaxing nook style area for your kitchen table. Don't miss out. schedule your showing today!

19. 2024-09-01
    historical
20. 2024-09-01
    historical
21. 2024-09-01
    historical
22. 2024-07-02
    price $99,000
23. 2024-07-02
    price $99,000
24. 2024-05-23
    price $109,000
25. 2024-05-23
    price $109,000
26. 2024-04-01
    listed $120,000 Active
27. 2024-04-01
    listed $99,000
28. 2024-04-01
    listed $120,000 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: $15,588
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,327
• Taxable income: $4,685
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,556/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: Airport Community Schools
• NCES district ID: 2601980
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $55,881
• Composite: 36.69/100
• National rank: #4601
• State rank: #170 of 540 in MI

Livability — Frenchtown

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

Census & demographics

• Population (ZIP): 13,746

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 9% Romanian 9% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.69%
• Current HPI: 178.1688
• 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

-25.8% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $89,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $89,000 REALCOMP
• 2026-03-05 Listed $99,000 REALCOMP
• 2026-03-05 Listed $99,000 MiRealSource-MiMLS
• 2024-09-01 Listing Removed — MiRealSource-MiMLS
• 2024-09-01 Listing Removed — MiRealSource-MiMLS
• 2024-09-01 Listing Removed — REALCOMP
• 2024-07-02 Price Changed $99,000 MiRealSource-MiMLS
• 2024-07-02 Price Changed $99,000 REALCOMP
• 2024-05-23 Price Changed $109,000 MiRealSource-MiMLS
• 2024-05-23 Price Changed $109,000 REALCOMP
• 2024-04-01 Listed $120,000 MiRealSource-MiMLS
• 2024-04-01 Listed $99,000 MiRealSource-MiMLS
• 2024-04-01 Listed $120,000 REALCOMP