2 Bed 2 Bath Single Section Plan · Dearborn Heights, MI 48127

$32,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 11 Days on market

Fair condition

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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 +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crestwood Estates, an age-qualified community where an exceptional lifestyle awaits you! Nestled in a prime location, we're a stone's throw from popular restaurants, stores, entertainment options, and essential services like pharmacies and medical facilities. Oak Lanes bowling alley is less than 5 minutes away, and Westland Shopping Center is a quick 10-minute drive. Nature enthusiasts will love the abundance of outdoor recreation spots, including Perrin Recreation Area, Nolar Bend Recreation Area, and Hines Park. Parks like Levagood Park, Rouge Park, and Parkland Park are also close by, along with several golf courses. Our fantastic amenities include a welcoming clubhouse and a

Key facts

• On-site sales office
• Prime location
• On-site management

Tags

• PRIME LOCATION
• OUTDOOR RECREATION SPOTS
• WELCOMING CLUBHOUSE
• PET-FRIENDLY ENVIRONMENT
• ON-SITE MANAGEMENT
• ON-SITE SALES OFFICE

Property features AI

Finance

• Financial info: Listed price $32,900

Exterior

• Home design: Single-section manufactured home; Listed as a plan (2 Bed 2 Bath Single Section)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan for a 2-bedroom, 2-bath single section home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Cap rate 38.9% vs local median 5.7% in Dearborn Heights — 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 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 148 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $227 of loan paydown is wiped out by about $987 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 + 0.4% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $32,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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: 4.31% ✓
• Cap rate: 38.87%
• Cash-on-cash: 116.35%
• DSCR: 6.18
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.21×
• Total profit: $47,974
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 11.97×
• Total profit: $101,074
• Equity at exit: $2,845

Cash invested: $9,212 (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 48127

• Rents YoY: 0.4%
• Active inventory: 148
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $893

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 32%

Sensitivity live

Price	-10% $916	-5% $905	+0% $893	+5% $882	+10% $870
Rent	-10% $781	-5% $837	+0% $893	+5% $949	+10% $1,005
Rate	-1.0pp $910	-0.5pp $902	base $893	+0.5pp $885	+1.0pp $876

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	0.04mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	6d	1	0.10mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	23d	1	0.52mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	19d	1	0.65mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	0.67mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	0.83mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	18d	1	0.91mi
5726 Inkster Rd Dearborn Heights, MI	1.0	1.0	630	$1,050	$1.67	45d	1	0.99mi
7215 Lathers St Westland, MI	1.0	1.0	836	$1,045	$1.25	25d	1	1.14mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	3d	22	1.15mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	18d	1	1.16mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	1.22mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	1.22mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.22mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	25d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	45d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	1.25mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	1.30mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	45d	1	1.38mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	45d	2	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $32,900 Active 11 DOM
2. 2026-06-18
   days on market $32,900 Active 8 DOM
3. 2026-06-17
   days on market $32,900 Active 7 DOM
4. 2026-06-16
   days on market $32,900 Active 6 DOM
5. 2026-06-15
   days on market $32,900 Active 5 DOM
6. 2026-06-13
   days on market $32,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $32,900 Active 2 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: $17,021
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$957
• Taxable income: $10,839
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $8,117/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

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with minor cosmetic issues that can be addressed with a fresh paint job and cleaning of gutters. It is located in a desirable area with good amenities and potential for value increase.

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and home value
• Both Clean gutters — Clean gutters can prevent water damage and improve home value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both Clean gutters — Clean gutters can prevent water damage and improve home 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: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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