24161 Senate Dr · Brownstown, MI 48134

$94,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 252 Days on market

Manufactured home Built 2020 Good condition $65/sqft · 20% below area Est $117k · 20% under ↓ 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Welcome home to this 2020, 3-bedroom, 2-bath manufactured home with over 1,400 sq. ft. of living space, nestled in the Tanglewood Village community in Brownstown. This home offers a spacious open-concept design featuring a large kitchen and dining area, complete with a huge kitchen island with seating and ample cabinet storage, making it ideal for entertaining and everyday living. The primary bedroom features a large walk-in closet with additional storage and a convenient seating area, creating a comfortable and functional retreat. The well-designed layout also includes two additional bedrooms and a full bath, along with a laundry/mudroom offering even more storage. Outside, enjoy a deck and storage shed, perfect for relaxing or keeping outdoor items organized. Nestled among mature trees, peaceful ponds, and beautiful natural surroundings, Tanglewood Village is a family-friendly and pet-friendly community just 35 minutes from downtown Detroit. Residents enjoy amenities including a clubhouse, outdoor swimming pool, and playground, along with easy access to shopping, dining, sports, and local attractions. A wonderful opportunity for comfortable living in a peaceful community setting - schedule your showing today! This home is located in Tanglewood Manufactured Home Community on a leased lot.

Key facts

• Open-concept design
• Large kitchen island
• Walk-in closet

Tags

• OPEN-CONCEPT DESIGN
• LARGE KITCHEN ISLAND
• WALK-IN CLOSET
• LAUNDRY MUDROOM
• DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($83k) 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $117,000
• List price: $94,000
• Delta: -19.66%
• 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
24091 Hemlock Dr #47	0.34mi	2/2.0 (-1)	1,366 (-6%)	2mo	$291,000	$213	67
24832 Chinook Ct	0.49mi	3/2.0	1,600 (+10%)	2mo	$117,000	$73	60
25947 Rebecca Dr	0.99mi	3/2.5	1,504 (+3%)	2mo	$295,000	$196	56
24066 HEMLOCK Dr	0.40mi	3/3.0	1,763 (+21%)	2mo	$335,000	$190	50
23464 Boller Ct	1.15mi	2/1.5 (-1)	1,400 (-4%)	2mo	$174,900	$125	50
24860 Woodland Dr	0.77mi	3/1.5	1,314 (-10%)	0mo	$297,000	$226	46
24503 Crescent St	1.19mi	3/1.0	1,307 (-10%)	3mo	$235,000	$180	41
24317 Mount Olive Dr	0.98mi	3/2.0	1,664 (+14%)	2mo	$250,000	$150	39
24317 Mount Olive Dr	0.98mi	3/2.0	1,164 (-20%)	2mo	$250,000	$215	38
23716 McCort Dr	1.33mi	2/3.5 (-1)	1,582 (+9%)	2mo	$290,000	$183	38
24611 Mount Olive Dr	0.78mi	4/2.0 (+1)	1,246 (-14%)	0mo	$215,500	$173	36
23312 Bunte Ct #45	1.11mi	2/1.5 (-1)	1,108 (-24%)	0mo	$150,000	$135	33

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,205
• Equity at exit: $14,016

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $41,696
• Equity at exit: $8,127

Cash invested: $26,320 (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: 69 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +37.0% 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $399

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 65%

Sensitivity live

Price	-10% $464	-5% $432	+0% $399	+5% $367	+10% $334
Rent	-10% $294	-5% $347	+0% $399	+5% $452	+10% $504
Rate	-1.0pp $446	-0.5pp $423	base $399	+0.5pp $375	+1.0pp $350

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: $23,500
• Closing costs: $2,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.40mi
23867 Greenwood Dr Flat Rock, MI	2.0	2.0	1326	$1,800	$1.36	24d	1	0.40mi
25891 Bridgewood Ln Brownstown Charter Twp, MI	1.0–2.0	1.0	839	$1,169	$1.39	0d	5	0.77mi
23100 Lorraine Blvd Brownstown Charter Twp, MI	1.0–2.0	1.0	822	$1,095	$1.33	0d	2	1.31mi

Listing history 50 events

1. 2026-09-18
   days on market $94,000 Active 252 DOM
2. 2026-09-17
   days on market $94,000 Active 251 DOM
3. 2026-09-16
   days on market $94,000 Active 250 DOM
4. 2026-09-15
   days on market $94,000 Active 249 DOM
5. 2026-09-14
   days on market $94,000 Active 248 DOM
6. 2026-09-13
   days on market $94,000 Active 247 DOM
7. 2026-09-12
   days on market $94,000 Active 246 DOM
8. 2026-09-11
   days on market $94,000 Active 245 DOM
9. 2026-09-05
   days on market $94,000 Active 239 DOM
10. 2026-09-04
    days on market $94,000 Active 238 DOM
11. 2026-09-03
    days on market $94,000 Active 237 DOM
12. 2026-08-31
    days on market $94,000 Active 234 DOM
13. 2026-08-29
    days on market $94,000 Active 232 DOM
14. 2026-08-28
    days on market $94,000 Active 231 DOM
15. 2026-08-27
    days on market $94,000 Active 230 DOM
16. 2026-08-25
    days on market $94,000 Active 228 DOM
17. 2026-08-24
    days on market $94,000 Active 227 DOM
18. 2026-08-23
    days on market $94,000 Active 226 DOM
19. 2026-08-22
    days on market $94,000 Active 225 DOM
20. 2026-08-21
    days on market $94,000 Active 224 DOM
21. 2026-08-20
    days on market $94,000 Active 223 DOM
22. 2026-08-19
    days on market $94,000 Active 222 DOM
23. 2026-08-18
    days on market $94,000 Active 221 DOM
24. 2026-08-17
    days on market $94,000 Active 220 DOM
25. 2026-08-16
    days on market $94,000 Active 219 DOM
26. 2026-08-15
    days on market $94,000 Active 218 DOM
27. 2026-08-14
    days on market $94,000 Active 217 DOM
28. 2026-08-13
    days on market $94,000 Active 216 DOM
29. 2026-08-12
    days on market $94,000 Active 215 DOM
30. 2026-08-11
    days on market $94,000 Active 214 DOM
31. 2026-08-10
    days on market $94,000 Active 213 DOM
32. 2026-08-09
    days on market $94,000 Active 212 DOM
33. 2026-08-08
    days on market $94,000 Active 211 DOM
34. 2026-08-06
    days on market $94,000 Active 209 DOM
35. 2026-08-05
    days on market $94,000 Active 208 DOM
36. 2026-08-04
    days on market $94,000 Active 207 DOM
37. 2026-08-03
    days on market $94,000 Active 206 DOM
38. 2026-07-31
    days on market $94,000 Active 203 DOM
39. 2026-07-30
    days on market $94,000 Active 202 DOM
40. 2026-07-30
    days on market $94,000 Active 201 DOM
41. 2026-07-28
    days on market $94,000 Active 200 DOM
42. 2026-07-26
    days on market $94,000 Active 198 DOM
43. 2026-07-24
    days on market $94,000 Active 196 DOM
44. 2026-07-23
    listing id $94,000 Active 195 DOM
45. 2026-07-23
    days on market $94,000 Active 195 DOM
46. 2026-07-22
    days on market $94,000 Active 194 DOM
47. 2026-07-21
    days on market $94,000 Active 193 DOM
48. 2026-07-20
    days on market $94,000 Active 192 DOM
49. 2026-07-18
    days on market $94,000 Active 190 DOM
50. 2026-07-18
    days on market $94,000 Active 189 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: $15,929
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,735
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,949/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 80/100 Cosmetic rehab Est. rehab $7,280–$21,840 screening

This 2020 manufactured home in Tanglewood Village is in good condition with a spacious open-concept design and ample storage. It is move-in ready with minor maintenance needed for the exterior and shower curtain.

Value-add opportunities

• Resale Paint the exterior siding — Enhances curb appeal and property value. ↑
• Rental Replace the shower curtain — Freshens the bathroom and attracts renters. ↑
• Both Replace the flooring — Improves the overall look and feel of the home, attracting both buyers and renters. ↑

ⓘ 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

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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%

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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%

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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

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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

-5.1% since first listed

4 events — show timeline

• 2026-02-23 Price Changed $94,000 MiRealSource-MiMLS
• 2026-02-22 Price Changed $94,000 REALCOMP
• 2026-01-09 Listed $99,000 REALCOMP
• 2026-01-09 Listed $99,000 MiRealSource-MiMLS