823 Linden · Handy, MI 48836

$30,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 31 Days on market

Built 1989 Good condition 436 sqft lot $529/mo HOA · 51% of rent

---

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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2-bath double-wide manufactured home in a welcoming community! Features include an open floor plan, large kitchen, private primary suite, abundant natural light, and convenient single-level living. Close to shopping, dining, and major roadways. Affordable and move-in ready!

Key facts

• Open floor plan
• Large kitchen
• Single-level living

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• PRIVATE PRIMARY SUITE
• ABUNDANT NATURAL LIGHT
• SINGLE-LEVEL LIVING

Property features AI

Finance

• Other: Directions: Grand Ave to Van Riper west to Linden (cross street Van Riper and Linden)
• HOA & community: Homeowners association with a $529 monthly fee; HOA fee includes trash

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single‑family residence; One story; Ground‑level entry with steps
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area above grade: 1,100 (finished)
• Exterior features: Deck; Porch; Paved road access; Irregular lot shape

Interior

• Kitchen: Free‑standing electric oven; Free‑standing refrigerator; Dishwasher not listed
• Bedrooms: 3 rooms total (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced‑air heating
• Interior features: Dryer; Washer; Free‑standing electric oven; Free‑standing refrigerator
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 (3.0% 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.
• Fowlerville Community Schools (town): math 30% / reading 42% proficiency, ranked #240 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 488 units permitted in Livingston County in 2024 (0 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 $900 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 $8k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.49% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $234,300
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Cedar River Dr	0.25mi	3/2.0	1,038 (-6%)	18mo	$226,900	$219	64
744 Village Dr	0.40mi	3/2.5	1,218 (+11%)	18mo	$261,000	$214	47
123 Hale St E	0.52mi	3/1.0	972 (-12%)	8mo	$207,500	$213	46
212 Free St	0.58mi	2/1.0 (-1)	1,058 (-4%)	16mo	$200,000	$189	44
713 Village Dr	0.35mi	3/2.0	1,240 (+13%)	23mo	$244,000	$197	43

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $1,196
• Equity at exit: $4,473

10-year hold

• IRR: 14.0%
• Equity multiple: 2.17×
• Total profit: $9,786
• Equity at exit: $2,594

Cash invested: $8,400 (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 48836

• Active inventory: 114
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$529
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $90

Break-even live

Break-even rent $932

Max offer price $30,000

Occupancy floor 86%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Garden Ln Fowlerville, MI	2.0	1.0	975	$1,125	$1.15	1d	1	0.30mi
332 Garden Ln Fowlerville, MI	2.0	1.0	900	$995	$1.11	24d	1	0.33mi
121 E Van Riper Rd Fowlerville, MI	2.0	1.0	900	$1,000	$1.11	14d	1	0.36mi

HOA detail

• Monthly dues: $529 · $6,348/yr

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 31 DOM
2. 2026-06-17
   days on market $30,000 Active 30 DOM
3. 2026-06-16
   days on market $30,000 Active 29 DOM
4. 2026-06-15
   days on market $30,000 Active 28 DOM
5. 2026-06-13
   days on market $30,000 Active 26 DOM
6. 2026-06-13
   days on market $30,000 Active 25 DOM
7. 2026-06-10
   price $30,000 Active 22 DOM
8. 2026-06-09
   days on market $39,000 Active 22 DOM
9. 2026-06-08
   days on market $39,000 Active 21 DOM
10. 2026-06-07
    days on market $39,000 Active 20 DOM
11. 2026-06-04
    days on market $39,000 Active 17 DOM
12. 2026-06-03
    days on market $39,000 Active 16 DOM
13. 2026-06-02
    days on market $39,000 Active 15 DOM
14. 2026-06-01
    days on market $39,000 Active 14 DOM
15. 2026-05-31
    days on market $39,000 Active 13 DOM
16. 2026-05-18
    listed $39,000 Active

    Show marketing remark (294 chars)

    Spacious 3-bedroom, 2-bath double-wide manufactured home in a welcoming community! Features include an open floor plan, large kitchen, private primary suite, abundant natural light, and convenient single-level living. Close to shopping, dining, and major roadways. Affordable and move-in ready!

17. 2026-05-18
    listed $39,000 Active 294-char remark

    Show marketing remark (294 chars)

    Spacious 3-bedroom, 2-bath double-wide manufactured home in a welcoming community! Features include an open floor plan, large kitchen, private primary suite, abundant natural light, and convenient single-level living. Close to shopping, dining, and major roadways. Affordable and move-in ready!

ⓘ 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: $12,548
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − HOA: −$6,348
• − Depreciation: −$873
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $828/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 · 2 photos

Good 75/100 Cosmetic rehab

This move-in ready, single-family home in Fowlerville MI is in good condition with a good exterior and interior. It offers a spacious floor plan and is located in a welcoming community. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing the home's value.
• Both Update landscaping — Fresh landscaping can improve curb appeal and add value to the home.
• Both Replace any worn-out windows — New windows can improve energy efficiency and increase the home's value.
• Both Upgrade HVAC system — A modern HVAC system can improve comfort and energy efficiency, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing the home's value. ↑
• Both Update landscaping — Fresh landscaping can improve curb appeal and add value to the home. ↑
• Both Replace any worn-out windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade HVAC system — A modern HVAC system can improve comfort and energy efficiency, boosting both resale and rental 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: Fowlerville Community Schools
• NCES district ID: 2614730
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $62,306
• Composite: 32.31/100
• National rank: #5748
• State rank: #240 of 540 in MI

Livability — Handy

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

Census & demographics

• Census place: Fowlerville, MI
• Population (ZIP): 14,978

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 7% Italian 6% Lithuanian 4%
• Foreign-born: 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: ▼ -150.44%
• Current HPI: 201.7919
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $39,000 REALCOMP
• 2026-05-18 Listed $39,000 MiRealSource-MiMLS