869 Trey Rdg · Raisinville, MI 48161

$65,900

3 bd · 2.0 ba · 2,100 sqft · Other · 43 Days on market

Built 2002 2,100 sqft lot $675/mo HOA · 46% of rent

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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 +15.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.0/10.0
• 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

Step inside and prepare to be amazed by this spacious 3-bedroom, 2-bath home offering approximately 2,100 sq ft of beautifully designed living space. This home features both a welcoming living room and a cozy family room complete with a natural wood-burning fireplace - perfect for relaxing or gathering with friends and family. Open-concept kitchen and dining area, offering a large center island, abundant cabinetry, and generous counter space. All three bedrooms are generously sized and include walk-in closets. The expansive primary suite features a large walk-in closet and a private bath with both a jetted tub and a stand-up shower. With plenty of space to spread out and entertain, this home checks all the boxes. Located on a leased lot in Raisin Ridge Mobile Home Park, the community offers fantastic amenities including a swimming pool, planned activities, a covered mail area, and a playground. Conveniently situated in Monroe with easy access to expressways, Downriver, Toledo, and just a short drive to Detroit.

Key facts

• Large center island
• Open-concept kitchen
• Private bath

Tags

• NATURAL WOOD-BURNING FIREPLACE
• OPEN-CONCEPT KITCHEN
• LARGE CENTER ISLAND
• WALK-IN CLOSETS
• PRIVATE BATH
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $66k.

Deal economics

• At list price, monthly cash flow is $28 ($332/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 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 $456 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $63,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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: 2.22% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-8,482
• Equity at exit: $9,826

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-3,346
• Equity at exit: $5,698

Cash invested: $18,452 (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 48161

• Active inventory: 142
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$675
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $28

Break-even live

Break-even rent $1,431

Max offer price $65,900

Occupancy floor 93%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $675 · $8,100/yr
• Likely covers: pool

Listing history 25 events

1. 2026-03-21
   status Pending 1026-char remark

   Show marketing remark (1026 chars)

   Step inside and prepare to be amazed by this spacious 3-bedroom, 2-bath home offering approximately 2,100 sq ft of beautifully designed living space. This home features both a welcoming living room and a cozy family room complete with a natural wood-burning fireplace - perfect for relaxing or gathering with friends and family. Open-concept kitchen and dining area, offering a large center island, abundant cabinetry, and generous counter space. All three bedrooms are generously sized and include walk-in closets. The expansive primary suite features a large walk-in closet and a private bath with both a jetted tub and a stand-up shower. With plenty of space to spread out and entertain, this home checks all the boxes. Located on a leased lot in Raisin Ridge Mobile Home Park, the community offers fantastic amenities including a swimming pool, planned activities, a covered mail area, and a playground. Conveniently situated in Monroe with easy access to expressways, Downriver, Toledo, and just a short drive to Detroit.

2. 2026-03-21
   status Pending

   Show marketing remark (1026 chars)

   Step inside and prepare to be amazed by this spacious 3-bedroom, 2-bath home offering approximately 2,100 sq ft of beautifully designed living space. This home features both a welcoming living room and a cozy family room complete with a natural wood-burning fireplace - perfect for relaxing or gathering with friends and family. Open-concept kitchen and dining area, offering a large center island, abundant cabinetry, and generous counter space. All three bedrooms are generously sized and include walk-in closets. The expansive primary suite features a large walk-in closet and a private bath with both a jetted tub and a stand-up shower. With plenty of space to spread out and entertain, this home checks all the boxes. Located on a leased lot in Raisin Ridge Mobile Home Park, the community offers fantastic amenities including a swimming pool, planned activities, a covered mail area, and a playground. Conveniently situated in Monroe with easy access to expressways, Downriver, Toledo, and just a short drive to Detroit.

3. 2026-02-06
   listed $65,900 Active

   Show marketing remark (1026 chars)

   Step inside and prepare to be amazed by this spacious 3-bedroom, 2-bath home offering approximately 2,100 sq ft of beautifully designed living space. This home features both a welcoming living room and a cozy family room complete with a natural wood-burning fireplace - perfect for relaxing or gathering with friends and family. Open-concept kitchen and dining area, offering a large center island, abundant cabinetry, and generous counter space. All three bedrooms are generously sized and include walk-in closets. The expansive primary suite features a large walk-in closet and a private bath with both a jetted tub and a stand-up shower. With plenty of space to spread out and entertain, this home checks all the boxes. Located on a leased lot in Raisin Ridge Mobile Home Park, the community offers fantastic amenities including a swimming pool, planned activities, a covered mail area, and a playground. Conveniently situated in Monroe with easy access to expressways, Downriver, Toledo, and just a short drive to Detroit.

4. 2026-02-06
   listed $65,900 Active 1026-char remark

   Show marketing remark (1026 chars)

   Step inside and prepare to be amazed by this spacious 3-bedroom, 2-bath home offering approximately 2,100 sq ft of beautifully designed living space. This home features both a welcoming living room and a cozy family room complete with a natural wood-burning fireplace - perfect for relaxing or gathering with friends and family. Open-concept kitchen and dining area, offering a large center island, abundant cabinetry, and generous counter space. All three bedrooms are generously sized and include walk-in closets. The expansive primary suite features a large walk-in closet and a private bath with both a jetted tub and a stand-up shower. With plenty of space to spread out and entertain, this home checks all the boxes. Located on a leased lot in Raisin Ridge Mobile Home Park, the community offers fantastic amenities including a swimming pool, planned activities, a covered mail area, and a playground. Conveniently situated in Monroe with easy access to expressways, Downriver, Toledo, and just a short drive to Detroit.

5. 2024-02-26
   historical
6. 2024-02-26
   historical
7. 2024-02-04
   listed $65,900 Active
8. 2024-02-04
   listed $65,900
9. 2023-11-04
   historical
10. 2023-11-04
    historical
11. 2023-11-04
    historical
12. 2023-08-17
    price $49,000
13. 2023-08-17
    price $49,000
14. 2023-07-19
    price $52,900
15. 2023-07-19
    price $52,900
16. 2023-05-05
    listed $59,900 Active
17. 2023-05-04
    listed $59,900 Active
18. 2023-05-04
    listed $49,000
19. 2019-07-18
    historical
20. 2019-07-18
    historical
21. 2018-11-19
    status Active
22. 2018-11-16
    historical
23. 2018-09-19
    price $40,000
24. 2018-08-14
    listed $40,000 Active
25. 2018-08-14
    listed $45,000 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: $17,591
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$8,100
• − Depreciation: −$1,917
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $392/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: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Raisinville

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

Census & demographics

• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -178.99%
• Current HPI: 126.2638
• Rent YoY: —
• Metro: Monroe, 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

+64.8% since first listed

25 events — show timeline

• 2026-03-21 Pending — MiRealSource-MiMLS
• 2026-03-21 Pending — REALCOMP
• 2026-02-06 Listed $65,900 REALCOMP
• 2026-02-06 Listed $65,900 MiRealSource-MiMLS
• 2024-02-26 Listing Removed — MiRealSource-MiMLS
• 2024-02-26 Listing Removed — REALCOMP
• 2024-02-04 Listed $65,900 MiRealSource-MiMLS
• 2024-02-04 Listed $65,900 REALCOMP
• 2023-11-04 Listing Removed — MiRealSource-MiMLS
• 2023-11-04 Listing Removed — MiRealSource-MiMLS
• 2023-11-04 Listing Removed — REALCOMP
• 2023-08-17 Price Changed $49,000 MiRealSource-MiMLS
• 2023-08-17 Price Changed $49,000 REALCOMP
• 2023-07-19 Price Changed $52,900 MiRealSource-MiMLS
• 2023-07-19 Price Changed $52,900 REALCOMP
• 2023-05-05 Listed $59,900 REALCOMP
• 2023-05-04 Listed $49,000 MiRealSource-MiMLS
• 2023-05-04 Listed $59,900 MiRealSource-MiMLS
• 2019-07-18 Listing Removed — REALCOMP
• 2019-07-18 Listing Removed — MiRealSource-MiMLS
• 2018-11-19 Relisted — MiRealSource-MiMLS
• 2018-11-16 Listing Removed — MiRealSource-MiMLS
• 2018-09-19 Price Changed $40,000 MiRealSource-MiMLS
• 2018-08-14 Listed $45,000 MiRealSource-MiMLS
• 2018-08-14 Listed $40,000 REALCOMP