372 Holly Gln · South Monroe, MI 48161

$42,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 77 Days on market

Built 1993 Good condition 4,356 sqft lot $27/sqft · 14% below area Est $50k · 14% under ↓ 10% 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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Manufactured Home in Oak Ridge Estates Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home in the Oak Ridge Estates community. Fresh paint throughout and brand-new flooring give this home a bright, clean, and modern feel the moment you walk in. The heart of the home is the large eat-in kitchen, perfect for casual family meals and daily living. It flows seamlessly into the huge living room, creating an open and spacious layout ideal for relaxing and entertaining. The primary bedroom is a true retreat, featuring a generous walk-in closet and a private en-suite bathroom equipped with both a convenient shower stall and a relaxing garden tub. The two additional bedrooms are well-sized and offer plenty of space for family, guests, or a home office. Outside, the spacious yard has a handy storage shed. Base lot rent is $650.00 a month and you must be approved for residency in the community. Homes must be owner occupied as well. Residents of Oak Ridge Estates enjoy fantastic community amenities, including an in-ground swimming pool, a clubhouse, and playgrounds for the kids. The location couldn't be better - just minutes from the freeway for easy commuting and close to shopping, dining, and everyday conveniences. Whether you're a first-time homebuyer or looking for a low-maintenance lifestyle, this freshly updated home offers comfort, style, and unbeatable value. Don't miss out - schedule your private tour today and see why this home is the perfect choice in Oak Ridge Estates!

Key facts

• Large eat-in kitchen
• Walk-in closet
• Huge living room

Tags

• UPDATED MANUFACTURED HOME
• LARGE EAT-IN KITCHEN
• HUGE LIVING ROOM
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.1% vs local median 2.4% in South Monroe — 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 71/100 on livability (#277 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: health & safety C-, schools F, amenities F.
• 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; 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.28% ✓
• Cap rate: 29.14%
• Cash-on-cash: 81.59%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

• ARV (median comp): $49,610
• List price: $42,900
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Sandalwood Trl	0.18mi	3/2.0	1,680 (+7%)	13mo	$47,900	$29	69
5400 E Albain Rd	0.74mi	4/2.0 (+1)	1,620 (+3%)	3mo	$272,500	$168	52
5530 Forest Dr	0.69mi	3/1.0	1,635 (+4%)	20mo	$125,000	$76	40
450 Pine Cone Trl	0.53mi	3/2.0	1,344 (-14%)	14mo	$35,000	$26	39

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: 81.9%
• Equity multiple: 4.75×
• Total profit: $45,088
• Equity at exit: $6,397

10-year hold

• IRR: 85.2%
• Equity multiple: 9.85×
• Total profit: $106,331
• Equity at exit: $3,709

Cash invested: $12,012 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $817

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 37%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Briarwood Trl Monroe, MI	3.0–4.0	2.0	1360	$1,199	$0.88	13d	1	0.27mi

Listing history 19 events

1. 2026-06-19
   days on market $42,900 Active 77 DOM
2. 2026-06-18
   days on market $42,900 Active 76 DOM
3. 2026-06-17
   days on market $42,900 Active 75 DOM
4. 2026-06-16
   days on market $42,900 Active 74 DOM
5. 2026-06-15
   days on market $42,900 Active 73 DOM
6. 2026-06-14
   days on market $42,900 Active 71 DOM
7. 2026-06-12
   pricedays on market $42,900 Active 70 DOM
8. 2026-06-09
   days on market $44,900 Active 67 DOM
9. 2026-06-08
   days on market $44,900 Active 66 DOM
10. 2026-06-07
    days on market $44,900 Active 65 DOM
11. 2026-06-05
    days on market $44,900 Active 62 DOM
12. 2026-06-02
    days on market $44,900 Active 60 DOM
13. 2026-06-01
    days on market $44,900 Active 59 DOM
14. 2026-05-31
    days on market $44,900 Active 58 DOM
15. 2026-05-30
    days on market $44,900 Active 57 DOM
16. 2026-04-18
    price $44,900 1535-char remark

    Show marketing remark (1561 chars)

    Move-In Ready Manufactured Home in Oak Ridge Estates Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home in the Oak Ridge Estates community. Fresh paint throughout and brand-new flooring give this home a bright, clean, and modern feel the moment you walk in. The heart of the home is the large eat-in kitchen, perfect for casual family meals and daily living. It flows seamlessly into the huge living room, creating an open and spacious layout ideal for relaxing and entertaining. The primary bedroom is a true retreat, featuring a generous walk-in closet and a private en-suite bathroom equipped with both a convenient shower stall and a relaxing garden tub. The two additional bedrooms are well-sized and offer plenty of space for family, guests, or a home office. Outside, the spacious yard has a handy storage shed. Base lot rent is $650.00 a month and you must be approved for residency in the community. Homes must be owner occupied as well. Residents of Oak Ridge Estates enjoy fantastic community amenities, including an in-ground swimming pool, a clubhouse, and playgrounds for the kids. The location couldn’t be better — just minutes from the freeway for easy commuting and close to shopping, dining, and everyday conveniences. Whether you’re a first-time homebuyer or looking for a low-maintenance lifestyle, this freshly updated home offers comfort, style, and unbeatable value. Don’t miss out — schedule your private tour today and see why this home is the perfect choice in Oak Ridge Estates!

17. 2026-04-18
    price $44,900 1561-char remark

    Show marketing remark (1561 chars)

    Move-In Ready Manufactured Home in Oak Ridge Estates Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home in the Oak Ridge Estates community. Fresh paint throughout and brand-new flooring give this home a bright, clean, and modern feel the moment you walk in. The heart of the home is the large eat-in kitchen, perfect for casual family meals and daily living. It flows seamlessly into the huge living room, creating an open and spacious layout ideal for relaxing and entertaining. The primary bedroom is a true retreat, featuring a generous walk-in closet and a private en-suite bathroom equipped with both a convenient shower stall and a relaxing garden tub. The two additional bedrooms are well-sized and offer plenty of space for family, guests, or a home office. Outside, the spacious yard has a handy storage shed. Base lot rent is $650.00 a month and you must be approved for residency in the community. Homes must be owner occupied as well. Residents of Oak Ridge Estates enjoy fantastic community amenities, including an in-ground swimming pool, a clubhouse, and playgrounds for the kids. The location couldn’t be better — just minutes from the freeway for easy commuting and close to shopping, dining, and everyday conveniences. Whether you’re a first-time homebuyer or looking for a low-maintenance lifestyle, this freshly updated home offers comfort, style, and unbeatable value. Don’t miss out — schedule your private tour today and see why this home is the perfect choice in Oak Ridge Estates!

18. 2026-04-03
    listed $49,900 Active 1535-char remark

    Show marketing remark (1561 chars)

    Move-In Ready Manufactured Home in Oak Ridge Estates Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home in the Oak Ridge Estates community. Fresh paint throughout and brand-new flooring give this home a bright, clean, and modern feel the moment you walk in. The heart of the home is the large eat-in kitchen, perfect for casual family meals and daily living. It flows seamlessly into the huge living room, creating an open and spacious layout ideal for relaxing and entertaining. The primary bedroom is a true retreat, featuring a generous walk-in closet and a private en-suite bathroom equipped with both a convenient shower stall and a relaxing garden tub. The two additional bedrooms are well-sized and offer plenty of space for family, guests, or a home office. Outside, the spacious yard has a handy storage shed. Base lot rent is $650.00 a month and you must be approved for residency in the community. Homes must be owner occupied as well. Residents of Oak Ridge Estates enjoy fantastic community amenities, including an in-ground swimming pool, a clubhouse, and playgrounds for the kids. The location couldn’t be better — just minutes from the freeway for easy commuting and close to shopping, dining, and everyday conveniences. Whether you’re a first-time homebuyer or looking for a low-maintenance lifestyle, this freshly updated home offers comfort, style, and unbeatable value. Don’t miss out — schedule your private tour today and see why this home is the perfect choice in Oak Ridge Estates!

19. 2026-04-03
    listed $49,900 Active 1561-char remark

    Show marketing remark (1561 chars)

    Move-In Ready Manufactured Home in Oak Ridge Estates Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home in the Oak Ridge Estates community. Fresh paint throughout and brand-new flooring give this home a bright, clean, and modern feel the moment you walk in. The heart of the home is the large eat-in kitchen, perfect for casual family meals and daily living. It flows seamlessly into the huge living room, creating an open and spacious layout ideal for relaxing and entertaining. The primary bedroom is a true retreat, featuring a generous walk-in closet and a private en-suite bathroom equipped with both a convenient shower stall and a relaxing garden tub. The two additional bedrooms are well-sized and offer plenty of space for family, guests, or a home office. Outside, the spacious yard has a handy storage shed. Base lot rent is $650.00 a month and you must be approved for residency in the community. Homes must be owner occupied as well. Residents of Oak Ridge Estates enjoy fantastic community amenities, including an in-ground swimming pool, a clubhouse, and playgrounds for the kids. The location couldn’t be better — just minutes from the freeway for easy commuting and close to shopping, dining, and everyday conveniences. Whether you’re a first-time homebuyer or looking for a low-maintenance lifestyle, this freshly updated home offers comfort, style, and unbeatable value. Don’t miss out — schedule your private tour today and see why this home is the perfect choice in Oak Ridge Estates!

ⓘ 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: $16,910
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,248
• Taxable income: $9,695
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,474/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

This move-in ready manufactured home in Oak Ridge Estates features fresh paint, new flooring, and a well-maintained exterior, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics.
• Both New flooring — New flooring can significantly improve the home's appearance and value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both New flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants. ↑

ⓘ 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: 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 — South Monroe

• Score: 71/100
• State rank: #277
• US rank: #6796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Monroe, MI
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $44,900 MiRealSource-MiMLS
• 2026-04-18 Price Changed $44,900 REALCOMP
• 2026-04-03 Listed $49,900 REALCOMP
• 2026-04-03 Listed $49,900 MiRealSource-MiMLS