24494 Edwin · Brownstown, MI 48134

$92,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 69 Days on market

Manufactured home Built 2015 Good condition 4,356 sqft lot $59/sqft · 21% below area Est $117k · 21% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.4

Listing remarks

Well cared for and move-in ready, this 3-bedroom, 2 full bath home offers over 1,500 square feet of comfortable living space, with walk-in closets in all three bedrooms. Situated on one of the better lot locations in the community, this home offers a backyard feel that truly stands out--plenty of outdoor space to enjoy without feeling boxed in. Add in the private driveway, carport, and move-in ready condition, and this one checks a lot of boxes. Financing available!!

Key facts

• Private driveway
• Walk-in closets
• Carport

Tags

• WALK-IN CLOSETS
• PRIVATE DRIVEWAY
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.2% in Brownstown — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Woodhaven-Brownstown School District (suburban): math 32% / reading 49% proficiency, ranked #189 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Erving Elementary School (math 22% / reading 37%, grade F, #866 of 1,397 statewide, top 65%, 496 students, 54% FRL); Brownstown Middle School (math 30% / reading 45%, grade F, #243 of 493 statewide, top 50%, 815 students, 53% FRL); Woodhaven High School (math 33% / reading 61%, grade D-, #187 of 713 statewide, top 29%, 1,203 students, 41% FRL) — zoned schools average 49% FRL vs 34% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $636 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.26%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $117,000
• List price: $92,000
• Delta: -21.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24832 Chinook Ct	0.49mi	3/2.0	1,600 (+2%)	2mo	$117,000	$73	72
24091 Hemlock Dr #47	0.33mi	2/2.0 (-1)	1,366 (-13%)	2mo	$291,000	$213	57
24066 HEMLOCK Dr	0.37mi	3/3.0	1,763 (+12%)	2mo	$335,000	$190	56
25947 Rebecca Dr	0.81mi	3/2.5	1,504 (-4%)	2mo	$295,000	$196	55
24317 Mount Olive Dr	0.80mi	3/2.0	1,664 (+6%)	2mo	$250,000	$150	53
23716 McCort Dr	1.24mi	2/3.5 (-1)	1,582 (+1%)	2mo	$290,000	$183	51
24860 Woodland Dr	0.56mi	3/1.5	1,314 (-16%)	0mo	$297,000	$226	46
24600 Grand Traverse Ave	1.37mi	2/2.0 (-1)	1,723 (+10%)	1mo	$390,370	$227	43
24611 Mount Olive Dr	0.59mi	4/2.0 (+1)	1,246 (-20%)	0mo	$215,500	$173	42
23464 Boller Ct	1.11mi	2/1.5 (-1)	1,400 (-11%)	2mo	$174,900	$125	39
22050 Provincial St	1.44mi	3/2.0	1,806 (+15%)	4mo	$334,300	$185	37
24503 Crescent St	1.26mi	3/1.0	1,307 (-17%)	3mo	$235,000	$180	34

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $15,548
• Equity at exit: $13,717

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $52,815
• Equity at exit: $7,954

Cash invested: $25,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $86,000 ($59/sqft)
• Median days on market: 84 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +26.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48134

• Active inventory: 114
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $478

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 61%

Sensitivity live

Price	-10% $541	-5% $510	+0% $478	+5% $446	+10% $414
Rent	-10% $366	-5% $422	+0% $478	+5% $534	+10% $589
Rate	-1.0pp $524	-0.5pp $501	base $478	+0.5pp $454	+1.0pp $430

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: $23,000
• Closing costs: $2,760
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23867 Greenwood Dr Flat Rock, MI	2.0	2.0	1326	$1,800	$1.36	29d	1	0.44mi
23867 Greenwood Dr Flat Rock, MI	2.0	2.0	1326	$1,800	$1.36	24d	1	0.44mi

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $653Community pool

Exterior

• Parking: DrivewayCarportNo garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyGround-level entry with stepsVinyl siding construction
• Construction: Vinyl sidingOne-level construction
• Exterior features: Covered porchIn-ground community poolPaved road access

Interior

• Kitchen: DishwasherFree-standing gas ovenFree-standing refrigerator
• Bedrooms: 3 total rooms (includes bedroom count context)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingNatural gas heatingCentral air conditioningCeiling fan(s)
• Interior features: DishwasherFree-standing gas ovenFree-standing refrigeratorCrawl space basementCeiling fansCentral air

Listing history 50 events

1. 2026-09-24
   days on market $92,000 Active 69 DOM
2. 2026-09-23
   days on market $92,000 Active 68 DOM
3. 2026-09-22
   days on market $92,000 Active 67 DOM
4. 2026-09-21
   days on market $92,000 Active 66 DOM
5. 2026-09-20
   days on market $92,000 Active 65 DOM
6. 2026-09-19
   days on market $92,000 Active 64 DOM
7. 2026-09-18
   remarks 471-char remark
8. 2026-09-18
   days on market $92,000 Active 63 DOM
9. 2026-09-17
   days on market $92,000 Active 62 DOM
10. 2026-09-16
    days on market $92,000 Active 61 DOM
11. 2026-09-15
    days on market $92,000 Active 60 DOM
12. 2026-09-14
    days on market $92,000 Active 59 DOM
13. 2026-09-13
    days on market $92,000 Active 58 DOM
14. 2026-09-12
    days on market $92,000 Active 57 DOM
15. 2026-09-11
    pricedays on market $92,000 Active 56 DOM
16. 2026-09-05
    days on market $96,000 Active 50 DOM
17. 2026-09-04
    days on market $96,000 Active 49 DOM
18. 2026-09-03
    days on market $96,000 Active 48 DOM
19. 2026-08-31
    days on market $96,000 Active 45 DOM
20. 2026-08-29
    days on market $96,000 Active 43 DOM
21. 2026-08-28
    days on market $96,000 Active 42 DOM
22. 2026-08-27
    days on market $96,000 Active 41 DOM
23. 2026-08-25
    days on market $96,000 Active 39 DOM
24. 2026-08-24
    days on market $96,000 Active 38 DOM
25. 2026-08-23
    days on market $96,000 Active 37 DOM
26. 2026-08-22
    days on market $96,000 Active 36 DOM
27. 2026-08-21
    days on marketlisting id $96,000 Active 35 DOM
28. 2026-08-20
    days on market $96,000 Active 34 DOM
29. 2026-08-19
    days on market $96,000 Active 33 DOM
30. 2026-08-18
    days on market $96,000 Active 32 DOM
31. 2026-08-17
    days on market $96,000 Active 31 DOM
32. 2026-08-16
    days on market $96,000 Active 30 DOM
33. 2026-08-15
    days on market $96,000 Active 29 DOM
34. 2026-08-14
    days on market $96,000 Active 28 DOM
35. 2026-08-13
    days on market $96,000 Active 27 DOM
36. 2026-08-12
    days on market $96,000 Active 26 DOM
37. 2026-08-11
    days on market $96,000 Active 25 DOM
38. 2026-08-10
    days on market $96,000 Active 24 DOM
39. 2026-08-09
    days on market $96,000 Active 23 DOM
40. 2026-08-08
    days on market $96,000 Active 22 DOM
41. 2026-08-06
    days on market $96,000 Active 20 DOM
42. 2026-08-05
    days on market $96,000 Active 19 DOM
43. 2026-08-04
    days on market $96,000 Active 18 DOM
44. 2026-08-03
    days on market $96,000 Active 17 DOM
45. 2026-07-31
    days on market $96,000 Active 14 DOM
46. 2026-07-30
    days on market $96,000 Active 13 DOM
47. 2026-07-30
    days on market $96,000 Active 12 DOM
48. 2026-07-28
    days on market $96,000 Active 11 DOM
49. 2026-07-26
    days on market $96,000 Active 9 DOM
50. 2026-07-24
    days on market $96,000 Active 7 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: $16,916
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,676
• Taxable income: $4,540
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,645/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

Good 75/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This move-in ready home offers a good condition with some minor repairs needed in the kitchen and bathrooms. Updates to paint and replace worn carpet would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Fresh carpet improves comfort and appearance ↑
• Both Update kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Update bathroom fixtures — Fresh fixtures improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Erving Elementary School F MI #866/1,397 Nat'l #26,716/41,679 Middle Brownstown Middle School F MI #243/493 Nat'l #6,708/14,009 High Woodhaven High School D- MI #187/713 Nat'l #6,330/17,239

Schools (NCES district)

• District: Woodhaven-Brownstown School District
• NCES district ID: 2636485
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $58,200
• Composite: 35.63/100
• National rank: #4885
• State rank: #189 of 540 in MI

Livability — Brownstown

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

Census & demographics

• County: Wayne County · 1,675,273 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,935
• Household income: $92,076
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 7% of renters

---

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Black 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

---

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: ▼ -223.42%
• Current HPI: 232.7533
• 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

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $653Community pool

Exterior

• Parking: DrivewayCarportNo garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyGround-level entry with stepsVinyl siding construction
• Construction: Vinyl sidingOne-level construction
• Exterior features: Covered porchIn-ground community poolPaved road access

Interior

• Kitchen: DishwasherFree-standing gas ovenFree-standing refrigerator
• Bedrooms: 3 total rooms (includes bedroom count context)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingNatural gas heatingCentral air conditioningCeiling fan(s)
• Interior features: DishwasherFree-standing gas ovenFree-standing refrigeratorCrawl space basementCeiling fansCentral air

Price history

+0.0% since first listed

15 events — show timeline

• 2026-07-20 Listing Removed — REALCOMP
• 2026-07-17 Listing Removed — REALCOMP
• 2026-07-17 Listing Removed — MiRealSource-MiMLS
• 2026-07-17 Price Changed $96,000 MiRealSource-MiMLS
• 2026-07-16 Price Changed $96,000 REALCOMP
• 2026-07-08 Price Changed $98,000 MiRealSource-MiMLS
• 2026-07-07 Price Changed $98,000 REALCOMP
• 2026-05-12 Price Changed $100,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $100,000 REALCOMP
• 2026-04-18 Listed $96,000 MiRealSource-MiMLS
• 2026-04-18 Listed $96,000 REALCOMP
• 2026-04-18 Listed $96,000 MiRealSource-MiMLS
• 2026-04-18 Listed $105,000 REALCOMP
• 2026-04-18 Listed $105,000 MiRealSource-MiMLS
• 2026-04-18 Listed $96,000 REALCOMP