24161 Senate Dr · Flat Rock, MI 48134

$94,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 163 Days on market

Built 2020 Good condition 1,456 sqft lot $65/sqft · 5% above area Est $89k · 5% over $550/mo HOA · 35% of rent ↓ 5% since listing

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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 +14.8/30.0
• 1% rule +10.0/10.0
• ARV discount +5.0/15.0
• DSCR +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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
• Walk-in closet
• Laundry mudroom

Tags

• OPEN-CONCEPT DESIGN
• HUGE 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 single-family listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($310/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.7% in Flat Rock — 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 74/100 on livability (#177 in MI, #4,594 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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.
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 163 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 5.1

CMA / ARV

• ARV (median comp): $89,126
• List price: $94,000
• Delta: 5.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24321 Kingston Cir	0.09mi	3/2.0	1,568 (+8%)	12mo	$69,500	$44	73
25182 Frontier Cir	0.65mi	3/2.0	1,568 (+8%)	1mo	$50,000	$32	56
25211 Canyon Cir	0.63mi	3/2.0	1,500 (+3%)	16mo	$42,800	$29	53
26768 Pawnee Ct	0.50mi	3/2.0	1,560 (+7%)	20mo	$53,350	$34	48

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-13,228
• Equity at exit: $14,016

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-7,935
• 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 →

ZIP-level market 48134

• Active inventory: 84
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$550
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $26

Break-even live

Break-even rent $1,518

Max offer price $94,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $58	+0% $26	+5% $-7	+10% $-39
Rent	-10% $-97	-5% $-35	+0% $26	+5% $87	+10% $148
Rate	-1.0pp $73	-0.5pp $50	base $26	+0.5pp $1	+1.0pp $-23

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23501 Van Horn Rd Woodhaven, MI	4.0	2.0	1568	$1,599	$1.02	0d	1	0.46mi
25891 Bridgewood Ln Brownstown Charter Twp, MI	1.0–2.0	1.0	839	$1,119	$1.33	0d	6	0.77mi
23100 Lorraine Blvd Brownstown Charter Twp, MI	1.0–2.0	1.0	822	$1,095	$1.33	0d	1	1.31mi

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $94,000 Active 163 DOM
2. 2026-06-18
   days on market $94,000 Active 160 DOM
3. 2026-06-17
   days on market $94,000 Active 159 DOM
4. 2026-06-16
   days on market $94,000 Active 158 DOM
5. 2026-06-15
   days on market $94,000 Active 157 DOM
6. 2026-06-13
   days on market $94,000 Active 155 DOM
7. 2026-06-13
   days on market $94,000 Active 154 DOM
8. 2026-06-09
   days on market $94,000 Active 151 DOM
9. 2026-06-08
   days on market $94,000 Active 150 DOM
10. 2026-06-07
    days on market $94,000 Active 149 DOM
11. 2026-06-04
    days on market $94,000 Active 146 DOM
12. 2026-06-03
    days on market $94,000 Active 145 DOM
13. 2026-06-02
    days on market $94,000 Active 144 DOM
14. 2026-06-01
    days on market $94,000 Active 143 DOM
15. 2026-05-31
    days on market $94,000 Active 142 DOM
16. 2026-02-23
    price $94,000 1310-char remark

    Show marketing remark (1310 chars)

    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.

17. 2026-02-22
    price $94,000 1314-char remark

    Show marketing remark (1314 chars)

    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.

18. 2026-01-09
    listed $99,000 Active 1314-char remark

    Show marketing remark (1310 chars)

    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.

19. 2026-01-09
    listed $99,000 Active 1310-char remark

    Show marketing remark (1310 chars)

    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.

ⓘ 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: $18,614
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$6,600
• − Depreciation: −$2,735
• Taxable loss: −$844
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $512/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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 — Flat Rock

• Score: 74/100
• State rank: #177
• US rank: #4594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 23,935
• 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: 228.0

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 (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

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