51074 Mott Rd #222 · Ypsilanti, MI 48188

$35,700

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 34 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
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 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, a basketball court, and community events, 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

• Built 2026
• Listed 33 days

Property features AI

Finance

• Other: Address: 51074 Mott Rd #222, Canton Township, MI 48188; Listing status: Active; Last updated May 18, 2026
• Financial info: List price $35,200

Exterior

• Utilities: Central air conditioning
• Home design: Spec plan 93885
• Exterior features: Living area 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.
• Cap rate 56.1% vs local median 3.8% in Ypsilanti — 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 81/100 on livability (#71 in MI, #1,539 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 251 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 $247 of loan paydown is wiped out by about $1k 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 + 0.5% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,629 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 6.12% ✓
• Cap rate: 56.06%
• Cash-on-cash: 177.74%
• DSCR: 8.91
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.31×
• Total profit: $83,098
• Equity at exit: $5,323

10-year hold

• IRR: —
• Equity multiple: 18.27×
• Total profit: $172,667
• Equity at exit: $3,087

Cash invested: $9,996 (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 48188

• Rents YoY: 0.5%
• Active inventory: 251
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$187
• Tax est. 1.5%: −$45 /mo · $536/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $1,481

Break-even live

Break-even rent $312

Max offer price $35,700

Occupancy floor 27%

Sensitivity live

Price	-10% $1,505	-5% $1,493	+0% $1,481	+5% $1,468	+10% $1,456
Rent	-10% $1,308	-5% $1,394	+0% $1,481	+5% $1,567	+10% $1,653
Rate	-1.0pp $1,499	-0.5pp $1,490	base $1,481	+0.5pp $1,471	+1.0pp $1,462

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: $8,925
• Closing costs: $1,071
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48449 Manor Bridge Dr Canton Township, MI	2.0	2.0	1281	$2,150	$1.68	4d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $35,700 Active 34 DOM
2. 2026-06-18
   days on market $35,700 Active 31 DOM
3. 2026-06-17
   days on market $35,700 Active 30 DOM
4. 2026-06-16
   days on market $35,700 Active 29 DOM
5. 2026-06-15
   days on market $35,700 Active 28 DOM
6. 2026-06-13
   days on market $35,700 Active 26 DOM
7. 2026-06-09
   days on market $35,700 Active 22 DOM
8. 2026-06-08
   days on market $35,700 Active 21 DOM
9. 2026-06-07
   days on market $35,700 Active 20 DOM
10. 2026-06-04
    days on market $35,700 Active 17 DOM
11. 2026-06-03
    days on market $35,700 Active 16 DOM
12. 2026-06-02
    days on market $35,700 Active 15 DOM
13. 2026-06-01
    pricedays on market $35,700 Active 14 DOM
14. 2026-05-31
    days on market $35,200 Active 13 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: $26,238
• − Mortgage interest: −$2,000
• − Property taxes: −$536
• − Insurance: −$178
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$1,039
• Taxable income: $18,287
• Est. tax owed @ 24.0%: −$4,389
• After-tax cash flow: $13,378/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Ypsilanti

• Score: 81/100
• State rank: #71
• US rank: #1539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 105,769
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 45,665
• Household income: $122,781
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 486.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Asian 23% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 74% English-only · Other Indo-European 12% Other Asian/Pacific 4% Arabic 3%

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: ▼ -299.09%
• Current HPI: 193.4673
• Rent YoY: ▲ 0.46%
• 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