9725 Aspen Ln · Superior, MI 48198

$95,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 35 Days on market

Built 2018 Good condition 4,356 sqft lot $53/sqft · 74% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the desirable Arbor Woods Manufactured Home Community. This 2018, 3-bedroom, 2-bath manufactured home offers almost 1,800 square feet of living space. Step inside to a large living room and an open kitchen featuring a large island, ample cabinet space, and a separate dining area. The primary bedroom is a true retreat with a walk-in closet and a private ensuite complete with a soaking tub, separate tiled shower, and double sinks. The additional bedrooms are generously sized and comfortable. A sizable shed is included for extra storage. Enjoy the community's in-ground pool for summertime fun, along with two ponds, a spacious clubhouse, playground, and pet-friendly environment. Lot rent is $733 per month, and there are no property taxes on the home. Pets are welcome, and manufactured home loans are accepted. Ask me for lender contacts if needed. NOTE: Buyers must be approved by the community after an accepted offer. Agents, no special license is required to bring a buyer. BATAVI.

Key facts

• Private bath
• Large living room
• Large island

Tags

• LARGE LIVING ROOM
• OPEN KITCHEN
• LARGE ISLAND
• AMPLE CABINET SPACE
• SEPARATE DINING AREA
• PRIVATE BATH

Property features AI

Finance

• Other: Lot approximately 0.1 acre (50 x 100)
• HOA & community: Community pool; Community clubhouse; Pets allowed

Exterior

• Parking: Driveway, no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Paved road access; Shed on property; Community indoor in-ground pool; Clubhouse

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Microwave; Dishwasher; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Crawl space basement; Laundry room; 7 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$360,078) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (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.
• Ypsilanti Community Schools (suburban): math 11% / reading 20% proficiency, ranked #501 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.04% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.41%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $360,078
• List price: $95,000
• Delta: -73.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9871 High Meadow Dr	0.43mi	3/2.5	1,795 (+0%)	8mo	$368,000	$205	71
9731 Ravenshire Dr	0.30mi	4/2.5 (+1)	1,783 (-0%)	10mo	$400,000	$224	70
9539 Glenhill Dr	0.34mi	4/2.5 (+1)	1,814 (+1%)	8mo	$355,000	$196	68
1928 White Oak Lane, Lot #260	0.13mi	3/2.0	2,030 (+13%)	5mo	$60,391	$30	67
10153 E Avondale Cir	0.62mi	4/3.0 (+1)	1,790 (-0%)	2mo	$400,000	$223	60
1666 Golfview Dr	0.61mi	4/3.0 (+1)	1,811 (+1%)	1mo	$369,900	$204	60
9773 Ravenshire Dr	0.48mi	4/2.5 (+1)	1,802 (+1%)	12mo	$360,000	$200	59
1542 Weeping Willow Ct	0.65mi	3/2.5	1,704 (-5%)	10mo	$385,000	$226	52
1507 Weeping Willow Ct	0.62mi	3/2.5	1,658 (-8%)	9mo	$380,604	$230	49
1433 Weeping Willow Ct	0.64mi	3/2.5	1,570 (-12%)	5mo	$374,308	$238	43
1645 Golfview Dr	0.66mi	4/2.5 (+1)	2,040 (+14%)	1mo	$385,000	$189	38
1659 Greenway Dr	0.70mi	4/2.5 (+1)	2,040 (+14%)	3mo	$350,000	$172	35

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 · 4.38% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.62×
• Total profit: $43,007
• Equity at exit: $14,165

10-year hold

• IRR: 44.5%
• Equity multiple: 5.54×
• Total profit: $120,729
• Equity at exit: $8,214

Cash invested: $26,600 (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 48198

• Rents YoY: 4.4%
• Active inventory: 166
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $874

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $939	-5% $907	+0% $874	+5% $841	+10% $808
Rent	-10% $721	-5% $797	+0% $874	+5% $950	+10% $1,027
Rate	-1.0pp $922	-0.5pp $898	base $874	+0.5pp $849	+1.0pp $824

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Devon St Ypsilanti, MI	3.0	1.0	1300	$2,300	$1.77	44d	1	1.17mi

Listing history 17 events

1. 2026-06-19
   status $95,000 Pending 35 DOM
2. 2026-06-18
   days on market $95,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 34 DOM
4. 2026-06-16
   days on market $95,000 Active 33 DOM
5. 2026-06-15
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-09
   days on market $95,000 Active 26 DOM
8. 2026-06-08
   days on market $95,000 Active 25 DOM
9. 2026-06-07
   days on market $95,000 Active 24 DOM
10. 2026-06-04
    days on market $95,000 Active 21 DOM
11. 2026-06-03
    days on market $95,000 Active 20 DOM
12. 2026-06-02
    days on market $95,000 Active 19 DOM
13. 2026-06-01
    days on market $95,000 Active 18 DOM
14. 2026-05-31
    days on market $95,000 Active 17 DOM
15. 2026-05-13
    listed $100,000 Active 1013-char remark

    Show marketing remark (1007 chars)

    Welcome home to the desirable Arbor Woods Manufactured Home Community. This 2018, 3-bedroom, 2-bath manufactured home offers almost 1,800 square feet of living space. Step inside to a large living room and an open kitchen featuring a large island, ample cabinet space, and a separate dining area. The primary bedroom is a true retreat with a walk-in closet and a private ensuite complete with a soaking tub, separate tiled shower, and double sinks. The additional bedrooms are generously sized and comfortable. A sizable shed is included for extra storage. Enjoy the community's in-ground pool for summertime fun, along with two ponds, a spacious clubhouse, playground, and pet-friendly environment. Lot rent is $733 per month, and there are no property taxes on the home. Pets are welcome, and manufactured home loans are accepted. Ask me for lender contacts if needed. NOTE: Buyers must be approved by the community after an accepted offer. Agents, no special license is required to bring a buyer. BATAVI.

16. 2026-05-13
    listed $100,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Welcome home to the desirable Arbor Woods Manufactured Home Community. This 2018, 3-bedroom, 2-bath manufactured home offers almost 1,800 square feet of living space. Step inside to a large living room and an open kitchen featuring a large island, ample cabinet space, and a separate dining area. The primary bedroom is a true retreat with a walk-in closet and a private ensuite complete with a soaking tub, separate tiled shower, and double sinks. The additional bedrooms are generously sized and comfortable. A sizable shed is included for extra storage. Enjoy the community's in-ground pool for summertime fun, along with two ponds, a spacious clubhouse, playground, and pet-friendly environment. Lot rent is $733 per month, and there are no property taxes on the home. Pets are welcome, and manufactured home loans are accepted. Ask me for lender contacts if needed. NOTE: Buyers must be approved by the community after an accepted offer. Agents, no special license is required to bring a buyer. BATAVI.

17. 2026-05-12
    listed $95,000 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: $23,244
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$2,764
• Taxable income: $9,540
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $8,195/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 · 27 photos

Good 80/100 Cosmetic rehab

This 2018 manufactured home in Arbor Woods is in good condition with a good condition score of 80. It features a modern kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its rental value
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can add value and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its rental value ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can add value and appeal to potential buyers ↑

ⓘ 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: Ypsilanti Community Schools
• NCES district ID: 2636630
• Math proficiency: 11% ▼ -8.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $37,759
• Composite: 12.98/100
• National rank: #9572
• State rank: #501 of 540 in MI

Livability — Superior

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

Census & demographics

• County: Washtenaw County · 306,860 people
• Metro: Ann Arbor, MI
• Population (ZIP): 39,244
• Household income: $63,326
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1998.0

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Black 32% Two or more races 11% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.96%
• Current HPI: 204.1228
• Rent YoY: ▲ 4.38%
• Metro: Ann Arbor, 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

-5.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $95,000 REALCOMP
• 2026-05-13 Listed $100,000 REALCOMP
• 2026-05-13 Listed $100,000 MiRealSource-MiMLS